Back to the Future

Whether I'm at the Legacies Dallas History Conference, listening to my family talk about "going downtown on the streetcar to shop" with the rest of Dallas, attending the community forum in Oak Cliff on the return of the streetcar, or reading Unfair Park, it seems like I'm constantly being bombarded with "Dallas used to be SO cool." As Robert Wilonsky points out, it would seem that many of our current aspirations are simply pages taken from the Dallas of the past: streetcars, downtown retail, bicycles and pedestrians on multi-modal streets.

It would appear that Jason Roberts & Co. are really just pining for a modern version of the Dallas of my grandparents. But, it would seem there are legitimate and tangible benefits to be drawn from the proposals supported by the likes of the DowntownDallas360 plan. Somewhere along the way, as Dallas and the rest of America became wrapped up in the American dream, we lost touch with our neighbors, choosing to drive everywhere and isolate ourselves from those in our midst, choosing what was perceived as comfort and convenience over all else. Old photographs of Dallas without freeways looks incredibly different, more like one large urban center rather than neighborhoods separated by highways.

Of course, since the post-war boom and urban sprawl began, the generations have finally come to realize the potential negative side-effects of so many cars and highways on our environment and our city centers. I believe we do have something to be learned from our predecessors, especially those members of the generation of my grandparents. Dallas WAS cool. Sitting in the Hall of State at Fair Park, built in the 1930s, listening to tales of city leaders and personalities who envisioned a Dallas full of possibilities and promise, its hard not to find admirable personalities and ideas worthy of imitation. As much as Dallas attempts to be a "city of the future," perhaps some of the answers to a prosperous future lie in our past.

There is some phenomenal architecture in Dallas - architecture that often tells a story. I would just remind you to be aware, and to stop and take it all in, especially in areas like downtown, Oak Cliff, and Deep Ellum. Why are the streets laid out like this? Why do those buildings hug the street corner? What does that old sign say? The city looks different when observed from street-level. Sometimes, its like taking a look into the past/future.

2011: Ready, Set, Build!

2011 may be shaping up to be a busy year in the Dallas real estate market, particularly in the area of in-town multi-family construction. As Dallas enters the year, multiple large apartment complexes begin construction, and others loom on the horizon.

The inner core neighborhoods continue to see on-going infill. Prescott Realty and SMU are shaping a new neighborhood along SMU Boulevard between Central Expressway and Greenville Ave. Prescott just broke ground on "The Boulevard," aptly named after Bishop Blvd. on the campus of SMU, a mixed-use development at the corner of SMU Blvd and Greenville Ave. The Boulevard builds on the success of The Shelby, another Prescott development on SMU, a fully leased apartment complex with retail on the first floor including a Twisted Root. In addition to the university's development of the strech in its long-term master plan, SMU Blvd is developing into a nice mix of residential, entertainment, and retail, all within a short walk of DART's Mockingbird Station.

As the university progresses in its long-term plan for SMU Blvd and as the George W. Bush Presidential Center and Library is completed, the activity in this neighborhood can only be expected to increase.

Meanwhile, Ross Avenue continues its slow crawl towards rebirth. At the corner of Ross and Hall, JLB Partners has broken ground on a mid-rise 4 story residential complex containing 372 units. JLB's new complex will expand the residential offerings already located in the Bryan Place neighborhood just east of downtown. This neighborhood continues to grow, although it lacks the variety in retail offerings and services which the residents of Uptown enjoy. Whether or not this most-recent addition to the neighborhood will contain retail is unknown. It seems logical that at least a small amount of retail space in this area would find success meeting the basic services needs of neighborhood residents.

Finally, JLB Partners has also purchased a tract of land in the West Village, at Blackburn and Central, between the Mondrian and Hwy 75, planning to build about 300 apartments, without retail. The popular West Village area of Uptown continues to see development finish out its vacant tracts. The Monterrey and Cityville at Katy Trail are the most recent additions, bringing additional residents and retail to the neighborhood. Recent work by the City and Cityplace TIF to finish out the street connections between Blackburn and Cityplace West Blvd. through the former Hank Haney Golf Center, is a good indication that these tracts (zoned high density residential mixed-use) will be developed in the near future. With its DART station and McKinney Ave. Streetcar connection, the West Village is well-connected and well-situated for Uptown residents who commute downtown.

Newly-released census data show continued population growth in Dallas. Additional residential developments of this sort, particularly apartments for lease, will surely find success as they meet the growing demand for in-town living options. As the economy recovers, these new projects are a positive sign of continued progress in the area of lending and construction. Here's to a prosperous new year in Dallas.

City of Dallas: Budget FY 2011

"Its the most wonderful time of the year..." Nope, not Christmas. Budget time. Ugh. City Manager Mary Suhm released her proposed budget this week and its not pretty. The budget deficit is less than last year, but still tough, tough, tough. City revenues are down, and its hard to run a city of 1.3-ish million people with less cash than expected.

This year's budget includes cuts across the board compared to last year's budget...which was itself cut from the budget two years ago. So, the City is now forced to operate on a budget that has been scaled back two years in a row. The proposed budget for Fiscal Year 2011 is $70M less than our budget in FY2008. $70M less. Wow. Its not like we've gotten any smaller around here. The City has continued to grow these past two years. All of this makes for a difficult situation down on Young Street.

This year's proposed budget includes continued layoffs at City Hall, as well as cuts in all departments, including Police and Fire (these two escaped last year's cuts). The reason why Dallas is having a hard time? Drops in property value tax revenues and sales tax revenues. Dallas is not alone in having to tighten its belt, as most major cities face similar (or worse) circumstances.
The graphic above lists the major areas of expenditure for the City. Unfortunately, debt service takes quite a chunk out of the City's pocket change each year.

City Council members will be conducting neighborhood meetings for input from citizens on the proposed budget. Council members will (theoretically) take this input back with them to City Hall as they hash out the final numbers. SouthOf635 hopes to attend Angela Hunt's community meeting on Thursday and intends to tweet live updates as the meeting progresses. Look for interesting tidbits on the budget on Thursday evening on Twitter! Until then, remember to keep shopping in Dallas, we need that sales tax revenue. Every penny counts...

Dallas' City Design Studio: Planning for the Future

It seems like the City Design Studio has been garnering all kinds of attention this summer. http://www.dallascityhall.com/citydesign_studio/index.html The Studio was formed in October 2009 as the result of a grant from the Trinity Trust Foundation with a goal of "bridging the gap" (pardon my Trinity pun) between City Hall and the communities along the Trinity. This private funding permits the Studio some freedom as it functions independently from the City, while actually being housed within City Hall.

Recently, the North Texas chapter of the Congress for New Urbanism hosted members of the Studio, including City Planner Larry Beasley of Vancouver fame, for a community gathering at the Belmont Hotel in Oak Cliff to speak with Dallasites about what they are doing in the Studio, their philosophy on city planning, and specifically their vision for the City. I was able to attend the event, and was blown away by the large turnout, and the general awareness that most attendees had about city design and the importance of smart, urban growth for Dallas in the coming years.

Mr. Beasley did not disappoint, giving a passionate introduction about the importance of smart design and how it affects community in a City. http://www.cnuntx.org/index.php?option=com_content&view=article&id=66 He encouraged the audience to continue to think outside the box. Additionally, Brent Brown and David Whitley gave specifics about plans for the communities along the river. The community forums they have hosted with residents have encouraged a sense that the City's future is a choice for everyone, rather than change that will be forced from the top down. It is apparent that Oak Cliff and West Dallas residents have appreciated the chance to participate in shaping their City's future. Residents were offered an additional opportunity to listen and voice opinions at last Wednesday's Oak Cliff Chamber morning gathering where the City Design Studio members were in attendance again.

An important point made at the event related to the stunning population growth being experienced in Dallas. http://money.cnn.com/2010/03/23/real_estate/city_population_census_funding/index.htm New residents continue to move to Dallas seeking job opportunities and a high standard of living. Much of the impetus behind the Trinity Trust, the Studio, and the Trinity River Project in general is the realization that the land along the Trinity is generally under-developed.

Part of the Studio's recommendations involve high-density residential development. The fact of the matter is that the City must be proactive when planning for the future. The growth continues, and it is unlikely to slow. Where will these new citizens live? How do we draw the best and brightest to Dallas? How will be keep our transportation system functioning? How can we maximize tax revenues for the City with these new residents? What will additional citizens mean to our environment, particularly our air quality? Smart, walkable, urban development with public transit isn't just a luxury - for Dallas, it is quickly becoming a necessity. What do you want the Dallas of the future to look like?

Build It And They Will Come?

Dallas' Convention Center Hotel is steadily going up, floor by floor. The 23 story hotel has been a source of controversy since it was proposed as a necessary step in protecting and expanding Dallas' convention business. The City-owned hotel is being financed through bond sales and will be run by Omni Hotels. Many in the convention business insist convention center-adjacent hotels are essentially a requirement in order to land large conventions. The City hopes the new hotel will attract the "big fish" of the convention world.

The City conducted a vote in May 2009 on the hotel project, and citizens voted to support the $500M project. Part of the project promoted by pro-hotel forces was ancillary development adjacent to the hotel. The ancillary development was touted as part of a grander plan to energize the southwestern end of downtown near the convention center. This area of downtown has less restaurants and retail than others, and the hotel development is part of a plan to jump-start entertainment development by the private sector. In my opinion, the "mixed-use" portion of the plan was key to the hotel's viability and to the value of return on the City's investment.

Unfortunately, the much-heralded mixed-use portion of the project is likely to be delayed indefinitely. Blame the economy. Hotel developer Matthews Southwest stated in August '09 that he hopes to add mixed-use development on the remaining 2 acres of the hotel site. Hotel renderings show the space for ancillary development as "green space."

In my opinion, the City must be diligent in following through with the mixed-use portion of the project. If the City truly wants to get real bang for its buck on the new hotel, it should hold firm to developing additional entertainment options in the area. Otherwise, Dallas will have a shiny, new convention center hotel that is an island unto itself. Great for visitors arriving by car, but less attractive to pedestrians. Mayor Leppert and Downtown Dallas, Inc. regularly talk about "connecting the dots" of activity in the urban core. Here is an opportunity to make sure our expensive and important new "dot" is fully connected to other downtown "dots" so that our investment is fully realized.

Much has been made of the City's preferred route for the D2 DART rail line through downtown. The City officially prefers the B4b line that runs to the new convention center hotel. Of course, this happens to be the most expensive line option. By far. Unfortunately, the attention given to this issue is probably a moot point now that DART has announced budget issues that push D2's fate into the unknown. With D2's future up in the air, the ancillary development in the hotel project becomes ALL THE MORE IMPORTANT as a way of connecting the hotel with the rest of downtown. Proponents of pedestrian-friendly developments will be watching the hotel project as it finishes construction for signs of the all-important street-level developments promoted during the hotel debate.

The Dream of Downtown Retail: Focus on Main Street

The new Dallas Mercantile Coffee House is open on Main Street on the first floor of the Element building, part of Mercantile Place. http://www.mercantileplace.com/ The new cafe has both coffee to caffeinate you, and yogurt to cool you down. Down the block, in Main Street Garden, "The Lily Pad" has officially opened. This new cafe in the park offers a nice place to grab a snack or light meal in Dallas' newest downtown park.

Both of these additions to Main Street are beneficial to improving downtown's "livability." Sure, great steakhouses are nice, but places to grab an inexpensive meal and/or a cup of coffee are appealing to a greater number of downtown residents, workers, and guests. The real question, is when downtown, Main Street in particular, will finally attract additional retail outside of eating and drinking establishments?

Dallas is proud to be home to the original Neiman Marcus on Main, without whom, downtown would surely have taken even more of a hit during the 1980's and 1990's. However, even with Neimans in place, and after the City announced its "Main Street Retail Initiative" in 2008, retail downtown continues to struggle. http://dallascityhall.com/committee_briefings/briefings0609/ECO_Main_Street_Retail_Program_060809.pdf The City has acknowledged the uphill battle downtown retail faces in overcoming the perceptions of public safety concerns and "there's nothing to do downtown." In reality, most national chains will wait to make a move downtown until local businesses establish downtown's retail viability.

Wins for downtown street level retail include Jos. A. Banks, Dr. Bell's BBQ, Jason's Deli, and Chase Bank. The City endorsed DowntownDallas, Inc. to manage the Retail Initiative in conjunction with Neimans in an effort to attract complementary retail, particularly in the Main Street corridor spaces adjacent to NM. Funds from the downtown Tax Increment Funding (TIF) City Center TIF are available for these efforts. The recent Downtown360 study further focused the efforts on the 1) private and 2) public realms of retail activation. http://www.downtowndallas360.com/docManager/1000000044/MtgWdo7_FINALpresentation.pdf In this context, private is defined as the spaces themselves, and public as the sidewalks, right-of-way, etc.

Downtown has made strides in recent years in revamping office space, opening new parks, and vastly expanding residential options in the City's core. Retail remains the elusive element missing in the downtown landscape. The Main Street district's retail revitalization is the most likely manner in which to encourage downtown retail. As the economy recovers, its time for the City to put all the planning done in the Main Street District FOCUS Retail Program and Downtown360 into action. The following three spaces are arguably the TOP THREE VACANT RETAIL SPACES DOWNTOWN:

1. Mercantile Place: directly across Ervay from Neiman Marcus, this large space could theoretically play host to retail the likes of a national bookseller or well-known clothiers such as H&M or GAP brands. The City invested so much in this project, literally. Additionally, so much effort went into Mercantile Place, that to see this space come alive would do wonders for downtown.

2. 1615 Main Street: smaller space (20,000 sq. ft; 5,000 sq. ft floorplate) sits directly across Main from NM. The manageable size of this space means a higher likelihood of finding a visionary tenant to take a chance on downtown. Would love to see a local or national clothing retailer make this space home.

3. 1900 Elm: formerly home to the Titche-Goettinger Department Store, this space sits up the block from NM on a continually improving block of Main. Across from Dallas Chop House and Main Street Garden, next to the Universities Center at Dallas, and catty-corner from Mercantile Place, this larger ground floor space represents an opportunity for a larger retailer to establish a landmark presence in downtown.
Feel free to share your thoughts on what retail you'd like to see downtown!

SMU's Meadows Museum and the Prado

Earlier this month, SMU's Meadows Museum announced a new, three year agreement with Spain's Prado Museum in Madrid. http://www.smu.edu/News/2010/meadows-prado-11june2010.aspx The agreement includes the loan of major pieces to the Meadows, interdisciplinary research at SMU, internships, and public programs. The Prado is arguably Spain's premier art museum, http://www.museodelprado.es/en/ and the agreement is a major win for SMU and Dallas.

Considerable interaction between Dallas, Spain, and SMU already exists. The Meadows already hosts one of the largest collections of Spanish art outside of Spain, including various Spanish themed special exhibitions such as the current "Royal Splendor in the Enlightenment." http://smu.edu/meadowsmuseum/about_CharlesIV.htm Additionally, Valencian architect Santiago Calatrava's "The Wave" graces the entrance to the Meadows.

Of course, if the name Santiago Calatrava rings a bell, its because he is the famed bridge designer, and the architect of Dallas' own Margaret Hunt Hill bridge under construction now!

In March 2007, the City of Dallas, SMU, and the Comunitat Valenciana, the regional government of the autonomous region of Valencia, signed a Cooperation Agreement dedicated to increased cultural exchanges between the three entities. http://www.dallascityhall.com/pdf/pio/DrGarcia_Spain0307.pdf The Valencian Tile exhibit at the Meadows in 2007 was a part of this agreement. The opportunities for exchange between Valencia and Dallas are great. In fact, Valencia undertook a major project after a 1957 flood to re-route its river, turning the original riverbed into gardens, jogging paths, athletic fields, performance halls, and the incredible Calatrava-designed "City of Arts and Sciences" museum complex. http://www.spanish-living.com/regional/Valencia_city-of-arts-and-science.php

It is exciting to see continued cultural exchange between Dallas and Spain, in particular Valencia. The two cities have some similarities: thriving business communities, busy convention industries, relatively new metro systems, "problematic" rivers that hold great potential, Santiago Calatrava, and...happening nightlife? Well, ok, Spain wins the nightlife competition, but we can always keep trying. Viva Dallas.