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Uptown Dallas Density

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Turtle Creek high-rise

http://www.dallasnews.com/sharedcontent/dw...l.1c8019ca.html

"Plans for a Turtle Creek high-rise project are moving ahead....Classic Residence by Hyatt has completed its purchase of a 5.85-acre development site on Turtle Creek at Bowen Street.....the development would have about 270 residences for independent living and an assisted living and skilled nursing care center. The building is scheduled to open in 2008...."

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Its just a few weeks before a couple more skycranes are added to that picture. The bases for the Ritz Carlton in front of the Crescent are in place. I would estimate another two sky cranes for the Azure will be in place in about 6wks. That will be to the left of the of the Ashton (Redish/Pink Brick with the top two floors in white stone) to the left of the Crescent.

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appropriate for the thread title

uptown16000fm.jpg

Although that pic is offset to look more condensed, It looks great.

I was just up in Dallas and I've got to say that the uptown area is really starting to look nice, and very urban. Hopefully Houston's midtown will follow suit.

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I'm not sure how I like the idea of Uptown Dallas being so close to downtown. I know everybody loves density but I personally like the way Houston is setup with so much space in between DT and UT. Theres so many green spaces, parks and absolutely fantastic trees. I was driving down Memorial from UT yesterday (looking for the Orion condos) and love the way all the green spaces have been preserved. I hope the city never builds on these areas.

I travel to New York and when I think of density, that's density. I don't want Houston to ever get like that. Nothing against a Midtown concept, but bigger isn't always better. I like Dallas' Uptown (quite a showpiece). But we've got quite an Uptown down here on the Bayou as well. Keep buildin' Texas!

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http://www.dallasnews.com/sharedcontent/dw...1.1df26242.html

Steve Brown:

08:55 AM CDT on Friday, September 16, 2005

Uptown tower planned

".....................Lincoln Property Co. is finalizing plans for its Uptown office tower.

The 20-story, 445,000-square-foot building is set for the McKinney Avenue block between Olive and Harwood streets.

HKS Inc. designed the tower, which is supposed to open in early 2008.

The developer is quoting rents of $29.50 per square foot annually for the tower, which is to be built south of the new Ritz-Carlton Hotel..........."

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A couple others.

Know of a new 20 story tower that will be going up at West Village. Not formerly announced at this time. But Hank Haney's Golf is closing in October at the corner of Blackburn and McKinney where the new tower will be. Believe WDG architects is designing the building for Gables.

Could not find the story on Globe St., but a developer outside of Dallas has moved in and bought property in Uptown at the corner of Fairmont and McKinney. Currently Oak Bank and a small walk-up strip center is there. This will be a new residential building with a height restriction of 240 ft.

Off of Cole Avenue heading from West Village towards downtown. Gables has bought two properties for future development. One has currently been raised from the landscape and they are in the beginning stages of excavation.

Another Cailfornia developer has snatched up an office building off of Katy Trail (low rise) and has announced plans of a highrise residential tower. Not much other than an announcement.

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Plans for Cityplace towers take shape

20-story buildings at golf center site will have residential and retail space

http://www.dallasnews.com/sharedcontent/dw...n2.339080c.html

12:00 AM CDT on Friday, October 28, 2005

By STEVE BROWN / The Dallas Morning News

"Developers have unveiled architectural plans for two residential towers in Dallas' Cityplace project."

"Fairfield Residential LLC and Cityplace Co. will build a 20-story building at McKinney Avenue and Blackburn Street, across the street from the popular West Village complex."

"WDG Habib Architecture designed the masonry, metal and glass tower, which will have retail space on the lower floors."

"Next door, between Cityplace West Boulevard and Blackburn, Trammell Crow Residential and Cityplace Co. will build another 20-story condominium building with retail and office space. That tower is designed by Good, Fulton & Farrell Inc."

"Plans for the buildings were unveiled Thursday night at a closing party for the Hank Haney Golf Center at Cityplace. "

"The popular Uptown driving range and practice facility is shutting down to make way for the developments. Cityplace Co. owns the land under the practice facility."

Edited by slfunk

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Byrne to build condos

http://www.dallasnews.com/sharedcontent/dw...1.1db2fc24.html

"Fort Worth-based general contractor Thos. S. Byrne Ltd. has been hired to build the Cresta Bella condominium high-rise on Turtle Creek....Construction is scheduled to begin on the $100 million project this spring....The building will contain 55 residences ranging from 2,600 to more than 13,000 square feet....Contractor Byrne has worked on projects including Dallas' Latino Cultural Center and the Kimbell Art Museum and Pier One Imports' corporate office in Fort Worth."

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It's an Uptown whirl

11:39 PM CDT on Thursday, May 11, 2006

By STEVE BROWN / The Dallas Morning News

http://www.dallasnews.com/sharedcontent/dw...n.220fab60.html

KYE R. LEE/DMN

Harwood International of Dallas and Westbank Project Corp. of Vancouver are building the 31-story Azure tower. The Dallas real estate market is going Uptown.

The trendy neighborhood between downtown and Turtle Creek is sprouting construction cranes like weeds. Even more projects are planned to start in the coming months than are currently under construction.

More than a dozen major developments are under construction and 16 are in the works.

The latest building census includes 14 condo and townhouse projects, nine apartment complexes and five office towers.

And don't forget the retail

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appropriate for the thread title

uptown16000fm.jpg

This picture shows something very interesting... The long, low building in front of the red brick West End buildings was demolished a couple of weeks ago. It looks like a lot of garage doors, but was actually an old railroad warehouse built almost 100 years ago.

Apparently the building, in the designated West End historic district, was torn down without the City's final consent. The City now expects the owner/developer to rebuild the exact structure as it was - which is within their rights according to the Historic Designation of the area.

The building itself was no jewel (no one knew what to do with it), but the city is trying to make a point: Regardless of the structure itself - if you tear down a building in a historic district without authorization, you will not be able to simply get your wrist slapped to let "bygones be bygones". You will have to pay significantly to restore the destruction you created.

Personally I do not think the warehouse needs to be recreated exactly, but the developer should have to create something in the same spirit as to what was there prior. In addition, the city should make them fund a number of other improvements in the West End Historic District.

In the end, the message should get out that the city will not tolerate the improper destruction of Dallas' few remaining protected historic structures.

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Renovations Planned for Historic TX Hotels

By Nellie Day Email this story | Printer-friendly | Reprints

http://www.globest.com/news/672_672/dallas/148158-1.html

"....St. Anthony HotelDALLAS-The historic St. Anthony Hotel in Downtown San Antonio and the Stoneleigh Hotel in Uptown Dallas will undergo more than $50 million of renovations......"

"....The 171-unit Stoneleigh Hotel will undergo $25 million worth of improvements that will include adding a 5,200-sf spa and refurbishing guest rooms and restaurant, bar and lobby areas. Construction will begin this summer and include a 110-unit, 22-story luxury condominium component called The Tower Residences, to be built adjacent to the hotel. A grand re-opening is scheduled for summer of 2007....."

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Question. With all the vacant office space in downtown Dallas, does that mean they have given up on filling downtown Dallas and are focusing on Uptown? I see, kinda, like that happens in Houston, in that Energy Corridor can't get enough space, but downtown still has like 19 percent vacancy or something. Probably just the way we do it down here in Texas. ? :unsure:

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Question. With all the vacant office space in downtown Dallas, does that mean they have given up on filling downtown Dallas and are focusing on Uptown? I see, kinda, like that happens in Houston, in that Energy Corridor can't get enough space, but downtown still has like 19 percent vacancy or something. Probably just the way we do it down here in Texas. ? :unsure:

No... The cranes you are seeing are for Cirque (residential tower), Azure (residential tower), Ritz Carloton hotel, Hunt Oil new home office tower (inside the downtown loop not uptown). You also have One Arts Plaza which is in the downtown loop which is not shown. The Employeers Insurance Building is adding a new addition near the city hall (downtown) and Corgan architects is building a new home office (low rise building) in the West End. There are a couple office towers in the planning stages for uptown, but they have not started construction.

This topic has been discussed many times before in other threads. Only seeming to go round in circles. All you have to do is look around downtown and main street and see no one has or is given up on downtown. There is new construction in all parts of the CBD.

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Question. With all the vacant office space in downtown Dallas, does that mean they have given up on filling downtown Dallas and are focusing on Uptown? I see, kinda, like that happens in Houston, in that Energy Corridor can't get enough space, but downtown still has like 19 percent vacancy or something. Probably just the way we do it down here in Texas. ? :unsure:

Downtown Houston's Class A vacancy rate has dropped to approximately 17.0%. Since 2000, Downtown Houston's added four highrise office buildings plus two government highrises, and yet despite a brief downturn in the oil industry from 2000 - 2004, the vacancy rate has dropped fairly significantly over the last two years, despite the addition of this new office space. Enron alone directly and indirectly had a 2.0%-plus impact on DT Houston's vacancy rate. A healthy rate for a CBD is roughly 14% to 15%. In fact, it appears DT AND the Energy Corridor are two of the markets hottest sub-markets.

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Downtown Houston's Class A vacancy rate has dropped to approximately 17.0%. Since 2000, Downtown Houston's added four highrise office buildings plus two government highrises, and yet despite a brief downturn in the oil industry from 2000 - 2004, the vacancy rate has dropped fairly significantly over the last two years, despite the addition of this new office space. Enron alone directly and indirectly had a 2.0%-plus impact on DT Houston's vacancy rate. A healthy rate for a CBD is roughly 14% to 15%. In fact, it appears DT AND the Energy Corridor are two of the markets hottest sub-markets.

Cool. Thanks for the info. Didn't know downtown Houston was down to 17%. Perhaps some new towers on the horizon for downtown?

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Typically, a vacancy rate below 14% is when developers/investors feel a CBD can withstand a new tower, especially in a market the size of Houston's CBD. I figure there'll be a freeze on all of that until we're around 13.5% or lower. Houston's vacancy rate was as low as 12% before the most recent towers went up at the start of the millennium.

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A resuscitation for Old Parkland

Crow Holdings to fill hospital's early buildings

11:36 PM CDT on Thursday, August 17, 2006

By STEVE BROWN / The Dallas Morning News

http://www.dallasnews.com/sharedcontent/dw...nd.31b0714.html

"When Dallas' historic Parkland Hospital opened its doors in 1913, the location on the edge of town was described as "rolling meadows on all sides."...Today, the landmark complex of vacant buildings is surrounded by urban development...And starting next year

Edited by slfunk

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New Uptown landmark to neighbor Crescent

Rosewood Court to break ground next month on office-retail project

http://www.dallasnews.com/sharedcontent/dw...od.2f04af1.html

11:16 PM CDT on Wednesday, September 6, 2006

By STEVE BROWN / The Dallas Morning News

0907rosewood.jpg

"Rosewood Property Co. defined Uptown in the 1980s when it built the $400 million Crescent complex...

Now the company founded by Caroline Rose Hunt plans to build a second landmark across the street."

"...Rosewood Court, going up at Cedar Springs Road and Pearl Street, is designed to complement the Crescent complex, which is across the street. Rosewood and CarrAmerica Realty will break ground next month at the vacant corner of Cedar Springs Road and Pearl Street.....At 19 stories, Rosewood Court will be the same height as the Crescent and will share some of its building materials

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So basically the Ritz is now topped off and they are now doing the exterior? That, just like the W did, is going up fast.

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Uptown: Harwood Residential Tower

Going up in Uptown

http://www.dallasnews.com/sharedcon...ol.30226d8.html

"....Developer Harwood International has plenty on its plate with the construction of the Azure condominium tower and plans for the Saint Ann Court office high-rise.

But the developer recently filed for approval with the city to build yet another project in Uptown. The vacant corner of Harwood and Hunt streets is being eyed for another residential tower.

"We going to do a pencil high-rise," said developer Gabriel Barbier-Mueller. "The site is only 5,000 square feet."

The developer is studying plans for a residential tower with a small number of units that would each occupy about a floor...."

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Uptown: Harwood Residential Tower

Going up in Uptown

http://www.dallasnews.com/sharedcon...ol.30226d8.html

"....Developer Harwood International has plenty on its plate with the construction of the Azure condominium tower and plans for the Saint Ann Court office high-rise.

But the developer recently filed for approval with the city to build yet another project in Uptown. The vacant corner of Harwood and Hunt streets is being eyed for another residential tower.

"We going to do a pencil high-rise," said developer Gabriel Barbier-Mueller. "The site is only 5,000 square feet."

The developer is studying plans for a residential tower with a small number of units that would each occupy about a floor...."

And this one will be on the other side of the Jones Day Building. :D

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I can remember when Crescent was almost all alone. Gotta give it to Dallas, Uptown Dallas is moving right along. That might be why a city of 379 sq miles (or whatever) can focus on a particular project more realistically than the sprawling neighbor to the south of 600 sq. miles. We have 5 or 6 skylines going on, but they aren't together. All in all, though, unlike Chicago and Cook County, our metro Texas counties are not losing population, but gaining all the time. ;)

Houston builds taller, however. We have the Endeavor at 34 stories, twin towers Mosaic at 30 stories each and Hermann Memorial 30+ stories in TMC. I guess some cities are short and some are tall. Our Uptown is tall: 64 stories and downward to the smaller ones, twin 40-story condos. Our Downtown is well, y'all know that we have the tallest tower outside L.A. (thanks to their flagpole or whatever) and Houston will continue to build with "taller" is better. Rather, we'd be Washington, D.C. which I think is more clusters of 12 story buildings than I'd ever want to see again. Give me a view. Just my 2-cents and nothing more. 28 stories????? pleeez.... that's my house :lol::blush:

Edited by houstonfella

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I do get jealous of the height of the buildings going up in Atlanta and Houston, but for now, 20 - 30 story buildings make sense for Dallas. It provides the right amount of density for what we need right now. It also provides infill for some of the parking lots downtown. Quite a few cranes are mixed in with the highrises right now. It suprises me and my coworkers, some of which have work downtown for 25 yrs. We all see the changes.

I do work downtown and have for 10 yrs now. Most of the horrible vacancies are for absolutely out of date, unusable buildings for modern offices. These are being converted to residential now or will never be used as offices again. (Either convert 'em or tear 'em down, I guess).

Uptown and Downtown are changing at an unbelievable pace. I hope it's not some other 80's boom cycle ready to go bust!

I haven't been to Houston since 1998, but would love to see the changes. The cities feel so similar yet so different at the same time.

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From the pics, Uptown Dallas is really booming. And with style. W Hotel is awesome. I don't see Downtown Dallas getting any new building since Uptown is taking the front seat. That is an interesting situation up there. It may turn out all good. Hopefully.

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I do get jealous of the height of the buildings going up in Atlanta and Houston, but for now, 20 - 30 story buildings make sense for Dallas. It provides the right amount of density for what we need right now. It also provides infill for some of the parking lots downtown. Quite a few cranes are mixed in with the highrises right now. It suprises me and my coworkers, some of which have work downtown for 25 yrs. We all see the changes.

I do work downtown and have for 10 yrs now. Most of the horrible vacancies are for absolutely out of date, unusable buildings for modern offices. These are being converted to residential now or will never be used as offices again. (Either convert 'em or tear 'em down, I guess).

Uptown and Downtown are changing at an unbelievable pace. I hope it's not some other 80's boom cycle ready to go bust!

I haven't been to Houston since 1998, but would love to see the changes. The cities feel so similar yet so different at the same time.

There's an opinion held by some that building a neighborhood of smaller buildings--mid-rises and near-highrises--does a better job of providing infill. Maybe that's the effect that the smaller residential towers/buildings in Uptown Dallas will do over time, especially given its headstart relative to Houston's Midtown/Fourth Ward or Atlanta's Atlantic Station area.

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I can remember when Crescent was almost all alone. Gotta give it to Dallas, Uptown Dallas is moving right along. That might be why a city of 379 sq miles (or whatever) can focus on a particular project more realistically than the sprawling neighbor to the south of 600 sq. miles. We have 5 or 6 skylines going on, but they aren't together. All in all, though, unlike Chicago and Cook County, our metro Texas counties are not losing population, but gaining all the time. ;)

Chicago's metro is not losing population. In fact, in the past few years, it has been speeding up. They are very close to 10 million now if they haven't passed it already.

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Chicago's metro is not losing population. In fact, in the past few years, it has been speeding up. They are very close to 10 million now if they haven't passed it already.

I stand corrected. Cook County and Chicago are experiencing white flight. The metro is getting the population growth, not the city proper or Cook County. Fortunately, Houston and Harris County still are growing and we haven't had an out-migration of that magnitude. This probably could be said about most large Texas cities.

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From the pics, Uptown Dallas is really booming. And with style. W Hotel is awesome. I don't see Downtown Dallas getting any new building since Uptown is taking the front seat. That is an interesting situation up there. It may turn out all good. Hopefully.

Uhhh....I think we are getting a new Tall building downtown.Here are some of the plans for 1900 Pacific Ave.(downtown) http://forum.dallasmetropolis.com/showpost...mp;postcount=65

Edited by Dallasboi

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Uhhh....I think we are getting a new Tall building downtown.Here are some of the plans for 1900 Pacific Ave.(downtown) http://forum.dallasmetropolis.com/showpost...mp;postcount=65

That's the building design that did not get picked. Here's a link to the design the developers propose for 1900 Pacific:

http://forum.dallasmetropolis.com/showpost...p;postcount=151

Nothing about this project is certain:

Fate of tower projects linked with violence at troubled nightspot

http://www.dallasnews.com/sharedcon...ue.237c2aa.html

09:50 PM CDT on Saturday, September 30, 2006

By DAVE LEVINTHAL / The Dallas Morning News

Under way on the streets of downtown Dallas is a multimillion dollar game of chicken the likes of which the center city has never seen.

Rita Sweeney envisions a gleaming condominium tower soaring higher than many of Dallas' tallest buildings in a section of downtown still reeling from last decade's real estate bust.

And the Dallas investor wants $12 million in public tax incentives to help develop the proposed 52-story high-rise and renovate the adjacent Tower Petroleum Building into a hotel. E-mail dlevinthal@dallasnews.com

Sweeney's $12 million request would go toward demolition of the vacant Corrigan Tower (1950's design) and renovation of the vacant 1920s(?) art deco Tower Petroleum Building into a boutique hotel. Sweeney got $1 million to renovate another vacant downtown building which now houses Club Blue. The patrons of Blue are blamed for elevated criminal activity downtown, and the city says the Sweeney's violated the conditions of the $1 million TIF contribution because Clue Blue was supposed to be an upscale venue but now attracts a gangster type of crowd - the city says this violates the $1 million TIF agreement and promises to deny any futher requests from Sweeney until Club Blue changes. Club Blue owners recently filed a $12 million lawsuit against the city on gounds of constitutional violations, slander and stuff like that.

It's a political mess, and I'm doubtful 1900 Pacific will be redeveloped any time soon.

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If they build that thing, they are building a very ugly building. What's with all the flat tops up there? Is that what you guys are getting at the barber shop? :lol:

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If they build that thing, they are building a very ugly building. What's with all the flat tops up there? Is that what you guys are getting at the barber shop? :lol:

Ugly????????............. hater.

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Ugly????????............. hater.

One opinion on one building. Have I not been complimentary on others being built up there? You need to stop thinking that everything that happens in little d is all that and a bag of chips. I think that is one butt ass ugly building. However, I happen to think the W and lots of others in Victory are gorgeous. Deal with it.

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One opinion on one building. Have I not been complimentary on others being built up there? You need to stop thinking that everything that happens in little d is all that and a bag of chips. I think that is one butt ass ugly building. However, I happen to think the W and lots of others in Victory are gorgeous. Deal with it.

No I called you a hater because maybe I thought you said it's ugly because I showed you that they are considering tall buildings in downtown and you wanted the joy of saying that we wont be building anything in downtown anytime soon.So if I'm wrong I apologize :D

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No I called you a hater because maybe I thought you said it's ugly because I showed you that they are considering tall buildings in downtown and you wanted the joy of saying that we wont be building anything in downtown anytime soon.So if I'm wrong I apologize :D

Thank you. It is only the design of that one particular building that (just my opinion) I didn't like. Uptown D is beautiful, well thought-out and my friends who were up there over the past weekend were very impressed with all the construction. Perhaps they need more Class A office space, but the vacancy rates concern me. Do they just leave buildings empty? Can the people who run those office buildings without tenants make money? Food for thought.

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Perhaps they need more Class A office space, but the vacancy rates concern me. Do they just leave buildings empty? Can the people who run those office buildings without tenants make money? Food for thought.

I find statements like this a little curious. Why does it concern you that an older office building may be left vacant by the construction of a newer one? Last time I checked, this is a free market economy. Are you suggesting that a developer who is absolutely certain a market exists for his product should voluntarily refrain from providing it because it may hurt the leasing prospects of a competitor down the street? That sounds a bit like those irritating auto radio ads where the obnoxious announcer says that they can't disclose our low, low prices because it may hurt the business of our competitors.

Entities that lease office space operate in a competitive market, just like anyone else. If that market is no longer interested in your product. (ie. your building) then like any other manager, you make the changes you need in order to compete, or you go out of business. (Demolition, conversion, abandonment).

This process works perfectly, whether you're talking about widgets or office space.

Welcome to America!

Hubba, hubba!

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I find statements like this a little curious. Why does it concern you that an older office building may be left vacant by the construction of a newer one? Last time I checked, this is a free market economy. Are you suggesting that a developer who is absolutely certain a market exists for his product should voluntarily refrain from providing it because it may hurt the leasing prospects of a competitor down the street? That sounds a bit like those irritating auto radio ads where the obnoxious announcer says that they can't disclose our low, low prices because it may hurt the business of our competitors.

Entities that lease office space operate in a competitive market, just like anyone else. If that market is no longer interested in your product. (ie. your building) then like any other manager, you make the changes you need in order to compete, or you go out of business. (Demolition, conversion, abandonment).

This process works perfectly, whether you're talking about widgets or office space.

Welcome to America!

Hubba, hubba!

Well said.. B)

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Actually, you guys are right. I found a link that is very positive regarding Dallas office vacancy. It isn't as bad as it looks on paper. In fact, this article shows significant improvement in the Dallas market with over 4 million sq. ft. going up. I'll provide you with that link:

Dallas Construction

B)

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Actually, you guys are right. I found a link that is very positive regarding Dallas office vacancy. It isn't as bad as it looks on paper. In fact, this article shows significant improvement in the Dallas market with over 4 million sq. ft. going up. I'll provide you with that link:

Dallas Construction

B)

Interesting Info. Thanks for posting that. B)

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Actually, you guys are right. I found a link that is very positive regarding Dallas office vacancy. It isn't as bad as it looks on paper. In fact, this article shows significant improvement in the Dallas market with over 4 million sq. ft. going up. I'll provide you with that link:

Dallas Construction

B)

The article you posted is a summary of the METROPLEX office market. The questions raised in this thread concerned the Dallas CBD, and whether Uptown construction would negatively affect it. As such, a market summary that includes Fort Worth, Irving, and the northern suburbs adds nothing to the dialogue.

As for TexasStar's question why one would care if Dallas CBD's older buildings are vacated for new digs, anyone who actually cares if their CBD is alive and well would be concerned, as well as those of us who actually enjoy debating the effects of new development on the existing landscape. Those who prefer to merely drive down I-30 and admire the pretty buildings, oblivious to whether anyone actually WORKS in them, well, they might not be concerned with these questions.

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The article you posted is a summary of the METROPLEX office market. The questions raised in this thread concerned the Dallas CBD, and whether Uptown construction would negatively affect it. As such, a market summary that includes Fort Worth, Irving, and the northern suburbs adds nothing to the dialogue.

As for TexasStar's question why one would care if Dallas CBD's older buildings are vacated for new digs, anyone who actually cares if their CBD is alive and well would be concerned, as well as those of us who actually enjoy debating the effects of new development on the existing landscape. Those who prefer to merely drive down I-30 and admire the pretty buildings, oblivious to whether anyone actually WORKS in them, well, they might not be concerned with these questions.

Naturally, that is one of the issues I raised on another thread. Who will grab those listless properties? But we have those in downtown Houston as well. I think lady luck will play her hand and we'll wait and see. I do think Houston and Dallas are two sunbelt cities that are prospering. It would be hard to say which has reaped the most rewards. However, I can say, "Dallas and Houston are duking it out" and that's the Texas way. :ph34r::ph34r:

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Naturally, that is one of the issues I raised on another thread. Who will grab those listless properties? But we have those in downtown Houston as well. I think lady luck will play her hand and we'll wait and see. I do think Houston and Dallas are two sunbelt cities that are prospering. It would be hard to say which has reaped the most rewards. However, I can say, "Dallas and Houston are duking it out" and that's the Texas way. :ph34r::ph34r:

I agree. So many of Dallas' empty buildings are being converted to other uses, and that will probably continue to happen. It's just the evolution of the city. Downtown Fort Worth has a low office vancany rate, but in well over twenty years there's been very little new speculative office space built downtown. The city is excited now because a sixteen story spec building has been announced. I would rather live in a city the offers companies good, state of the art office space and plenty of it. Thus leaving the older buildings for other uses.

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