Dallas Fort Worth Urban Forum

Hoque Global presented designs for their pilgrims pride site along Hickory between Good-Latimer and Cesar Chavez to the Cedars neighborhood association on Thursday.

Looks pretty good but whats the potential for this project to move forward? Is it dependent on name office tenant to start or is it driven mainly by residential demand?

Cedars-South Dallas is becoming the next big thing, grand-scale gentrification (hopefully managed appropriately...) as the residential cornucopia between the renewing big-city downtown and the big-city urban park-arcade fills up with all the goodies. When this swath turns over, Dallas will have found itself on the list of global cities worth checking out. I'm just saying.

tamtagon wrote:Cedars-South Dallas is becoming the next big thing, grand-scale gentrification (hopefully managed appropriately...) as the residential cornucopia between the renewing big-city downtown and the big-city urban park-arcade fills up with all the goodies. When this swath turns over, Dallas will have found itself on the list of global cities worth checking out. I'm just saying.

World cities are Walkable and Transit friendly. Start by fixing the transit issue and then we can start dreaming like that.

Are they calling this "So Good" as in South Good Latimer, or did the original poster just think this was really good?

I wondered what was going on with the site. I saw it the other day on the bus. It's still the same, with rented barrier fence around it. Good that something is progressing, even though there's quite a demolition job ahead of whoever gets to clear the site.

Are we sure this isn't this Hoque Global?
http://hoqueglobal.com/

cowboyeagle05 wrote:Looks pretty good but whats the potential for this project to move forward? Is it dependent on name office tenant to start or is it driven mainly by residential demand?

They said breaking ground mid ‘19

Matt777 wrote:Are they calling this "So Good" as in South Good Latimer, or did the original poster just think this was really good?

Yes, that’s what they are calling it. You can see a neon gateway sign in one of the renderings. It’s mixed use with some rehab, a park on an old rail spur, looks like a pedestrian connection back to farmers market area on an exiting (now closed) bridge, townhomes, apartments, restaurant and retail space as well as a hotel. The exciting things to me are that it’s not all “luxury” housing, would establish G-L as a major access point to The Cedars from Deep Ellum / downtown, and would bookend the neighborhood on the East like Lamar on the West.

Tivo_Kenevil wrote:Are we sure this isn't this Hoque Global?
http://hoqueglobal.com/

I fixed the spelling - thanks

I see they're utilizing the abandoned railroad spur for a post industrial aesthetic.

Hogue Global also claimed they would break ground on the giant Smart District with or without Amazon and we have yet to see any sign of that moving forward so I do hope this one has a better chance of getting off the ground. The scale of this development is certainly more doable at the moment and would contribute positively to their Smart District plans.

What is the likelihood of that Pedestrian bridge being reopened though? It was closed a long time ago I assume due it a lack of maintenance and no one complained. Will Hogue Global be able to convince TXDOT to reopen it?

cowboyeagle05 wrote:What is the likelihood of that Pedestrian bridge being reopened though? It was closed a long time ago I assume due it a lack of maintenance and no one complained. Will Hoque Global be able to convince TXDOT to reopen it?

Depends on what TxDOT's plans are to redo I-30 through there. The last online proposal I saw was that the pedestrian bridge and RR bridge would go and that the Cesar Chavez exit and bridge would be redone. If there were going to be a deck park above I-30 there, I could see keeping the unused bridges as part of the park support.

Are any notable buildings being rehabbed, like they are doing in the East Quarter?

Among the headliner triad of HQ2 Supersite, East Quarter, and So.Good, this will be the best bridge to the outlying residential city (assuming Deep Ellum will never really form a mature living environment for most uses, or try to) beyond the CBD loop. I like forumer wbarch's idea that this N-S corridor on South Good-Latimer will bookend the neighborhood like South Lamar; however, it's worth pointing out that a walk from GoodWork to, say, Texas Central Railway's offices on Lamar takes over twenty minutes, meaning that the neighborhood will need some East-West legibility to form a procession between the far-flung bookends.

That's the challenge. The payoff, though, is that once this link is in place, the Cedars' pedestrian spine West-to-East will be the place where Trinity river parks connect over to Fair Park, to form a complete loop with Samuell-Grand, White Rock Lake, and the Katy Trail.

Atlanta's much-hyped and gentrifying BeltLine is too far from the Chattahoochee River to have much of that element, but we'll at least add in water what we sometimes lack in trees and terrain.

This development looks cool, I hope the "So Good" name doesn't stick, as it is "So Lame" IMHO.

I really like that there is this front line of development that is happening in the Cedars bordering I-30. It'll be interesting if there ends up being a deck park, as that could send things into hyperdrive.

exelone31 wrote:This development looks cool, I hope the "So Good" name doesn't stick, as it is "So Lame" IMHO.

So Good is tolerable. Lame, but tolerable.

East Cedars would've been better.

Tivo_Kenevil wrote:East Cedars would've been better.

Much better option...

Well, Lower Oak Lawn (LOL) didn't last so there is hope that all things picked by marketing team don't necessarily last.

Developer hopes mixed-use project south of downtown Dallas will be SoGood for the area


https://www.dallasnews.com/business/rea ... ogood-area

cowboyeagle05 wrote:Well, Lower Oak Lawn (LOL) didn't last so there is hope that all things picked by marketing team don't necessarily last.

And let's not forget the gem that was SoYoung, which didn't even make it past the demo phase for Butler Brothers.

If they insist on copying the SoHo format, wouldn't it be SoGo for South of Good-Latimer or SoDo for South of Downtown?

Just call it East Cedars. How unoriginal to use So- as a prefix...

Or "Good District"

Brief article about Hoque in D Magazine:
https://www.dmagazine.com/publications/ ... own-dallas

Interview with Hoque by Lee Cullum on KERA's "CEO":
https://video.kera.org/video/mike-hoque ... al-1jvfc8/

This is still progressing. zoning change to the PD was approved in the fall as mentioned in this article.

https://dallasinnovates.com/catalyst-si ... he-region/

More recently, though, Hoque obtained zoning approvals for his site in the Cedars, which includes a derelict Pilgrim’s Pride plant. He named the project SoGood @ Cedars, in a nod to South Dallas and Good-Latimer, where the property exists. Designed by Hoque Global and Plano-based multifamily architecture firm Domus Studio Group, initial plans include 260 units and 50,000 square feet of retail, which will add much-needed apartments and residents to the already bustling daytime crowd and be a driver for continued growth in downtown Dallas.
Hoque says assembling the many individual tracts and parcels for development was no small feat. “For four years, I spent every waking hour on this mission,” he says. “I was like a mad man, going after all of these little pieces of property, one at a time. It was all-consuming.”

wbarch wrote:This is still progressing. zoning change to the PD was approved in the fall as mentioned in this article.

https://dallasinnovates.com/catalyst-si ... he-region/

More recently, though, Hoque obtained zoning approvals for his site in the Cedars, which includes a derelict Pilgrim’s Pride plant. He named the project SoGood @ Cedars, in a nod to South Dallas and Good-Latimer, where the property exists. Designed by Hoque Global and Plano-based multifamily architecture firm Domus Studio Group, initial plans include 260 units and 50,000 square feet of retail, which will add much-needed apartments and residents to the already bustling daytime crowd and be a driver for continued growth in downtown Dallas.
Hoque says assembling the many individual tracts and parcels for development was no small feat. “For four years, I spent every waking hour on this mission,” he says. “I was like a mad man, going after all of these little pieces of property, one at a time. It was all-consuming.”

“add apartments and residents to the already bustling daytime crowd”? I don’t think the word “bustling” can be used for any part of Dallas, especially the Cedars.

Sounds like either someone in Hoque's firm or someone at DallasInnovates might have had a bit more of the kool-aid than the rest of us (maybe?)...

The first piece of the SoGood District goes to City Plan Commission this week. "Corsair at SoGood" will be a multifamily building at the north corner of Cesar Chavez and Corinth.

lakewoodhobo wrote:The first piece of the SoGood District goes to City Plan Commission this week. "Corsair at SoGood" will be a multifamily building at the north corner of Cesar Chavez and Corinth.

Screen Shot 2020-02-18 at 10.26.46 AM.jpg

WTH kind of name is "Corsair at SoGood"? I guarantee that complex will get a renaming when it is ever sold.

For those who think "SoGood" is a silly name, Westdale now has a banner at the corner of Good-Latimer and Elm for "Good E".

That's fairly far south, be curious to see if they get any followers.

Corsair is the name coming from a particular management company. Just like Trammel Crow calls everything they build the Alexan or Trinic does Aura on/at ______. I am not saying it's a good name just tells you what price range and level of property it will be if they are using that name. It looks like the company that will manage it will be a newcomer to the Dallas market named Bozzuto.

I hope Hogue is still cleaning up all the land he operates cause it seems like it would be a hard sell if he still has a pilgrim pride factory sitting around. Build next to an empty field of developable land and you can convince renters more is coming and that they are in an upcoming neighborhood.

cowboyeagle05 wrote:Corsair is the name coming from a particular management company. Just like Trammel Crow calls everything they build the Alexan or Trinic does Aura on/at ______. I am not saying it's a good name just tells you what price range and level of property it will be if they are using that name. It looks like the company that will manage it will be a newcomer to the Dallas market named Bozzuto.

I hope Hogue is still cleaning up all the land he operates cause it seems like it would be a hard sell if he still has a pilgrim pride factory sitting around. Build next to an empty field of developable land and you can convince renters more is coming and that they are in an upcoming neighborhood.

Isn't Pilgrim closed?

Yes but I am unaware as to how much of the factory is still around. Has the site been completely cleaned yet?

Dallas apartment builder plans rental community south of downtown
Project would be in the SoGood development on Cesar Chavez Boulevard.

https://www.dallasnews.com/business/rea ... -downtown/

Corsair Ventures’ The Chole at SoGood apartments will be built at 2010 S. Cesar Chavez and will start later this year, according to planning documents filed with the state.

The 384,000-square-foot multifamily development will cost more than $43 million and will include a parking garage, a club, a pool and courtyards, the planning documents state.

Great news, looking forward to seeing more development in this area!

It sounds a bit like a wrapped garage development but we shall see. Maybe it will be a mid-rise.

Is that a typo, or is it called "The Chole"? Seems like maybe more likely "The Chloe", since every apartment needs to be "The [insert person's name]".

It is The Chloe, apparently. Earlier when I read this, I had to say it out loud and wonder - and both my work-from-home wifey and my school-from-home younger daughter stopped what they were doing and joined in wondering what the "hay-ell". . .

https://www.tdlr.texas.gov/TABS/Search/ ... 2021009037

The good thing is that this starts to make the Farmers Market look less like the most southern edge of redevelopment. Farmers Market has been on the edge for decades but with SoGood going it would finally have a better neighbor. Uptown is surrounded by well to do areas with the CBD being the southern tip. On a micro level surrounding the Farmers Market with redevelopment in not only one direction would help lift that whole area.

I didn’t find a thread on this and this has nothing to do with so good but has anyone seen the development opportunity for the current Pickens YMCA in downtown? Idk if there is already a thread or if this is old news or if it just surfaced. But the word “transformational” seems to be thrown around so nonchalant these days but I’m all for transformational iconic skyscrapers.

Heres link for those who havnt read the infant pre pre pre preliminary talks and scarce details but i guess it’s cool to imagine :
https://www.bizjournals.com/dallas/news ... -sale.html

zblevinz555 wrote:I didn’t find a thread on this and this has nothing to do with so good but has anyone seen the development opportunity for the current Pickens YMCA in downtown? Idk if there is already a thread or if this is old news or if it just surfaced. But the word “transformational” seems to be thrown around so nonchalant these days but I’m all for transformational iconic skyscrapers.

Heres link for those who havnt read the infant pre pre pre preliminary talks and scarce details but i guess it’s cool to imagine :
https://www.bizjournals.com/dallas/news ... -sale.html

There is a thread for this.

https://dallasmetropolis.com/dfwu/viewtopic.php?f=2&t=758

Any way that you could post/copy all or some of the DBJ article on the possible pre pre YMCA site plans? Many of us don’t have a subscription to the DBJ..

mhainli wrote:Any way that you could post/copy all or some of the DBJ article on the possible pre pre YMCA site plans? Many of us don’t have a subscription to the DBJ..

https://www.us.jll.com/en/investorcente ... itedstates

Here is straight from JLL. Not a whole lot of details so I guess appropriate to call it a pipe dream hopefully more info is still to come!

Jay9398 wrote:

zblevinz555 wrote:I didn’t find a thread on this and this has nothing to do with so good but has anyone seen the development opportunity for the current Pickens YMCA in downtown? Idk if there is already a thread or if this is old news or if it just surfaced. But the word “transformational” seems to be thrown around so nonchalant these days but I’m all for transformational iconic skyscrapers.

Heres link for those who havnt read the infant pre pre pre preliminary talks and scarce details but i guess it’s cool to imagine :
https://www.bizjournals.com/dallas/news ... -sale.html

There is a thread for this.

https://dallasmetropolis.com/dfwu/viewtopic.php?f=2&t=758

Thank you for this I over looked it

zblevinz555 wrote:https://www.us.jll.com/en/investorcente ... itedstates
In addition to the light rail and streetcar system, the site is just a few minute walk from the future Texas Central High Speed Rail station that will connect Dallas / Fort Worth, Houston, and Austin / San Antonio.

Interesting the High Speed Rail station is described as connecting to Austin and San Antonio. That's some long range planning....

tamtagon wrote:

zblevinz555 wrote:https://www.us.jll.com/en/investorcente ... itedstates
In addition to the light rail and streetcar system, the site is just a few minute walk from the future Texas Central High Speed Rail station that will connect Dallas / Fort Worth, Houston, and Austin / San Antonio.

Interesting the High Speed Rail station is described as connecting to Austin and San Antonio. That's some long range planning....

Yes and connecting Houston, SA/Austin, and Dallas via high speed rail I believe would cement us as the largest mega-region in the US. Not 100% sure on that but I believe that would be the case

^largest will be CA, San Diego- Los Angeles - San Francisco....

The station pretty much ensures this side of town will be in development mode for decades.