slfunk

Thank you. You summarized my posts in one quick link. Yes, NY is great. But, yes, NY is so urban that it can be intimidating and hard to manage. Dallas and Houston are great NEW places to live and shed that old subway and two hour commute thing. I drive to work about 18-20 minutes at most. If there is an accident, of course, it might take 30 minutes. Our NY office co-workers tell me they all take 1 and 1 half hours to 2 hours to get to work.

But getting back to Dal and Hou, we are two great cities that are going to get better as time moves along.

Why is it that Dallas on the "Trinity" River and having Thanksgiving Square and Victory Project have such religious themes? Bible Belt Babes I guess. +

You lost me? The Trinty River's name came from the translation of the Indian Tribe's name for this area where three forks of the river came together. The Indians used this land because of the fertile soil left after flooding occurred around where the 3 forks of the Trinty came together. Thanksgiving Square came about yes because of religion, but umm what cities don't have similar squares or civic gathering places with religious connotation. Victory's name came about because its around a sports venue and has no religious connection unless like many you think sports is a religion We should know we helped with the branding for another project for the same players of Victory who are working on another project somewhere else in the metro.

I agree with you about living in L.A. Oh, no. I'll take Texas -- Austin, Dallas, Fort Worth, Houston, San Antone, anyplace Texas (almost) before L.A. But having been to New York City countless times, the masses of people, the zillion taxis and people like rats running around in a maze, I think, would be worse than L.A. Great places to visit and do things. Then come back to the Lone Star State.

Have to agree with you abut NYC. I was recently up there this past spring. I lived there right after college, and been back since. This past visit had been the first time in about 2 yrs, so I had sometime to really get use to living in uptown (Dallas). Honestly I love the vibrancy of NYC and we should appreciate it, but I'm not sure that I could live there again. (unless there is a fitting salary, but architecture tends not to lend that). I felt coming back there was much to be desired in NYC when thinking of living in a place that allows less stress. We in the Sunbelt cities have such a huge opportunity to develop in a different more responsible manner with more green space incorporated into urban design, controlling density better, working with transportation options etc. Eventhough we (in sunbelt cities especially in Texas) have many parking lots scattered throughout our downtowns, I believe it is a blessing in disguise. Why? because we have some acreage that currently lends itself to a blank canvas in design. There are a lot of lessons to learn from these older cities in the NE as to what works, what doesn't, whats appealing, and what will work in today's lifestyles. The older cities don't really have that option except for being faced with huge costs to redevelop something. Our firm specializes in that (urban planning). Our planning group has put together a redevelopment study in Queens to add more green space with mixed use development. Our firm also uses Texas and mostly Dallas as precedent for studying and defining more complex projects and our clients are bringing some this to Houston, Austin, some places on the SE coast line...vice versa. There firms in Houston bringing what works there to Dallas. You will see more developments like Atlantic Station in Atlanta, HP, Victory, West Village, redevelopment of downtown Austin... Some will be more successful then others, some will have more successful components then others, some will just hit a homerun.

Someone alluded either in this thread or another that our cities in the Sunbelt are no where near being urban. Well I have to disagree, because they are by the very definition, and all the while we are bringing hints of that 'suburban' quality into the city. For example, the Azure here is incorporating private garages for condo owners in the garage design for the 31 story tower. Designers are working through unit studies to supply more storage in the units, the pools are no longer just something to get wet in but a place to truly lounge and escape in the city. These were qualities for the longest time thought to only exist in the burbs, and today are too expensive to develop the square footage needed for such ammenties in cities like Boston, NYC, and Chicago. . We are seeing retail developed in a different manner than what exists in older cities. We are discovering new relationships between retail, commercial, hospitality, health care, senior living, higher educational facilities, residential, and others that we did not think of before because for one land was so inexpensive in the sunbelt cities that we developed our land with notion one building = one use. Today if a developer wants to build something in-town in say Dallas or Houston they may not be able to do just residential or just retail because they could not get the rents to make the project successful - so they end up combining the two. As land prices continue to increase in this recent time of development, we are learning how to accomodate the car more in urban settings, work with city officials to guide them how to revise city development standards, and bring something that will in the future make the sunbelt cities more desirable to live in than the traditional cities of the NE.

In reality, Dallas has some great architecture. Of course we will be envious of some of Dallas' great things. But that is a two-way street. Houston isn't exactly Baghdad. We are blessed to have two metropolitan areas of each around six million folks (give or take a few thousand) and lots of wonderful things. Let's say I hope the new Dallas performing arts center (official name?) is as beautiful as that first rendering I saw with a white fabric-like material surrounding a red oval building. If not, hopefully it will turn out beautiful. Dallas does have Meyerson which is really really nice. Houstonians aren't Dallas haters. We just want our respect; because we deserve that - being No. 1 and all.

Well I always get confussed with the names they are throwing around but the Center for the Dallas Performing Arts has not yet released its design. It will be the fourth venue following the Arts Magnet High School, Wyly Theater and the Winspear Opera House. 'Supposively' the Center for the Dallas Performing Arts will be or is being designed by SOM. They (city and other parties) have not been real clear about was is going on with that venue.

not attempted as a jab at Dallas, but i was there in June and there was a great deal of construction going on outside downtown, but downtown Dallas is still dead as a doornail. And that's weird considering how famous Dallas is. It needs some more shops and connectivity. Everything that's considered "booming" is occuring in the Uptown area or north of Dallas (Lemmon AVE). I also visited Deep Ellum which is nothing but a bunch of shabby karaoke bars with a few meteocre nightclubs. Nothing that i expected to see from the 9th largest city in America

There is quite a bit of construction in downtown Dallas.

-A new plaza connecting the courts to West End with an underground parking garage (park on top with fountains etc.) It was where the cabin was.

-Joule Urban Resort which should open next year with retail on the ground floor

-Thrid Rail Lofts which takes in the redo of two buildings and construction of a new tower which will have 500 space parking garage and 30,000 sq ft of retail. This project will lease its first apartments starting in October and tower will be open by summer of 2007

-1200 Main a redo of an office building into condos with 10,000 sq ft of retail. supposively first condos will be ready for move-in around x-mas time.

- Merc complex which has yet to reveal all its details (currently under demo and will have some 20,000 plus sq ft of retail and new residential tower) wont be completed till 2008

- DP&L building will have a new retail tenant by X-mas (Jos A. Bank)....

- Mosaic (the redo of the Fidelity Union Bank complex into condos and retail on the ground) will be opening with rumored second grocery store/market and restaurant....begins leasing around x-mas for apartments

- Republic Center will be opening which is another office tower conversion into loft apartments

- One Arts Plaza which is a new tower that will be open this time next year (will have office, lofts, and retail)

I have felt a long wait after all the announcements of projects going on downtown to open. Nothing has changed drastically in the past 2 yrs just a little by little. But you can't expect things to open a few months after they announce the projects...the thing has to get built. There have been a couple more clubs open downtown like the Obar which stays packed on Main street and some shops including KUL, Swirl, some Italian clothing store in the Kirby, the Incubator, Crimson in the DP&L on Commerce and a sports wear store on Elm. In general you are right with all the announcements things still seem to be on snooze in downtown. But come this time next year several of these projects including Victory will all be open and it will be a different story. But there is a lot in the construction phase, and most of that is converstion of empty building so you wont see the cranes but construction elevators on the side of buildings. BTW someone mentioned the Fairmount hotel. It is a little off the beaten path from all this activity. It is closer to what is happening in the Arts District and walking distance from Uptown (I walk it almost everyday to work). There will be a second wave of parks to erase some of surface parking after the West End Plaza/parking garage gets finished all pending on our bond election this fall. So the connectivity issue is being addressed. The bond package is going to be the largest ever put before the taxpayers and expected to pass easily. There are a lot changes addressed in the bond for downtown, deep ellum, Fair Park, Cotton Bowl, parks and recs, streets, etc. that will result in a lot of cleaning up for the city as a whole. On top of that the green line for Dart which will connect deep ellum, Fair Park and downtown is now under way...just started a few weeks ago.

Actually, it all started in 1999 with the American Airlines Center.

Well the previous plan started in 99 with Palladium (New York Group) as the group developing the project in a partnership with Hillwood (Dallas Company). Then after 9-11 and the fall of the economy; things went quiet for a while. The previous plan was to have a series of low-midrise buildings designed in the similar in the AAC, but obviously that died. The current plan headed only by Hillwood now after the group from NY dropped out has a different outlook and was kicked off with the ground breaking of the W in 2004. They are currently going for a higher density development. The buildings will include midrise and highrise. Each building is being designed by a different architect. A completly different approach then before.

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

"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

.....while Victory is a larger project that was intended to be built as one, which will have a great impact as well.

It is expected to take about 10 years to build out Victory. It all started in 2004 with the W. They are currently in phase III. But is all new from ground up.

I guess high-end retailers like to expierement with San Antonio and Dallas first. Also, I thought the Galleria (Houston) had a Barney's.

Barney's Co-op....... Don't know what the difference is. I think the co-op does not have everything a traditional Barney's has........

Design District to get a residential element

Crow Holdings, partner to redevelop site west of Stemmons Freeway

10:31 PM CDT on Wednesday, August 23, 2006

By STEVE BROWN / The Dallas Morning News

http://www.dallasnews.com/sharedcont...n.2f7508e.html

"..Dallas' Design District

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

Using this thread to post news about construction in the general North Dallas area including the burbs. This thread is for posting news of construction and not for debates of which city is better.

Steve Brown:

http://www.dallasnews.com/sharedcontent/dw...ol.2d8f267.html

FirstWorthing is pairing with DART

"......A Dallas apartment developer is pushing ahead with plans to build a retail and rental housing complex at DART's Mockingbird rail station.

FirstWorthing Corp. was selected by DART to lease more than 6 acres now used for parking at the transit stop.

The developer and transportation authority still have to negotiate terms of the deal.

If everything proceeds as planned, the developer would replace DART's parking with garage space.

That would free up the land to build additional shops and apartments. ........."

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. ?

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.

Here's a nice problem for DART to have.

DART parking demand exceeds supply

02:51 PM CDT on Thursday, August 17, 2006

By CYNTHIA VEGA / WFAA-TV

http://www.wfaa.com/sharedcontent/dws/wfaa...de.bbf8f31.html

"GLENN HEIGHTS

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....."

i was in Dallas last weekend and decided to take a visit to the urban market/grocery store. It was really nice inside and had a real nice set-up.

The only thing that really concerns me is its in a bad location . Downtown Dallas is dead and the people who drive through it are more than likely to pass it up. There's no other stores around it. It would've made more sense to put the grocery store in Uptown Dallas or in the West End pedestrian area.

True there are not any stores directly round the market. The Urban Market has apartments on top that until this past week was 100 percent leased. I am in the process of moving and just heard of six apartments they have coming up availabe. Across the street though is the Dallas Power and Light building with Fuse and Crimson both facing Commerce. UM faces Jackson the backside of Fuse. The Dallas Power and Light complex includes two former office towers that are now apartments. They will be opening a second resturant/venue there as well as a day spa. Down the street on Jackson is SOCO lofts. It will do much better once 1200 Main, Mosaic, and Republic tower open. I work in downtown and we go to UM every now and then for lunch. It is always packed for lunch.

Interurban Building (where Urban Market is)

http://www.interurbanbuilding.com/

Dallas Power and Light (DPLFlats)

http://www.dplflats.com/

Does the NCTCOG make estimates on other metro areas in the United States and Texas? Or, do they just report on the population of DFW?

Are the NCTCOG population numbers for DFW being compared to US Census numbers for Philly and other metros? Or, does the NCTCOG also arrive at population figures for other US metros when they make their list?

Just North Texas. NCTCOG stands for North Central Texas Council of Governments.

Huh? The NCTCOG study that estimates 6,000,000 + covers 16 counties . Look at the link you posted. (And you have not made your case that the NCTCOG watches "closer then U.S. Census." I suspect they use some different criteria and some of the same, gathered from the very same sources)

Made my case that the NCTCOG watches the numbers more closely then the U.S. Census Bureau. Umm, just to the link and read up on the NCTCOG. It works at a local level and only has to track what is going on here in the North Texas Region. Much more closely then the U.S. Census could do since it performs at a national level. NCTCOG on their site somewhere talks how it tracks the numbers and how it defers from the U.S. Census bureau which relies heavly on mail-ins (every 10 years), trying to count the homeless, etc. Both agencies do have different methods.

It has little to do with studying the numbers "more closely." The NCTCOG numbers are for a different (and larger) geographical area than are the census numbers. Hence the larger population estimate.

I just looked up information from the U.S. Census Bureau. I have posted it in the skyscraper forum under the Texas/Southwest section. Anyway, U.S. Census studies the same 11 counties as the NCTCOG. Now you can go look up how NCTCOG studies the population which they do watch closer then U.S. Census because the NCTCOG works with North Texas muncipalities and agencies to forecast things like water needs, power, infrastructure, schools, fire services etc. This the U.S. Census Bureau because it studies population at a more national level then local level.

U.S. Census Bureau MSA map

http://ftp2.census.gov/geo/maps/metr...s_0603_rev.pdf

NCTCOG 2006 population estimate brochure.

http://www.nctcog.org/ris/demographics/pop...opestimates.pdf

So the U.S. Census Bureau has a different stat then the NCTCOG. NCTCOG which studies the numbers more closley then the US Census puts Dallas over 6 mil. The US Census Bureau puts DFW just short of 6mil. At any rate DFW seems to have topped Philadelphia. Which is no new news, but comes from another source.

Dallas-Fort Worth now No. 4 in nation

Dallas Business Journal - 3:06 PM CDT Thursdayby Glenn HunterEditor

Link: http://www.bizjournals.com/dallas/stories/...tml?jst=b_ln_hl

Dallas-Fort Worth has vaulted past greater Philadelphia to become the nation's fourth-largest metropolitan area, the Greater Dallas Chamber said Thursday.

The chamber based its claim on U.S. Census Bureau data that, in July 2005, showed D-FW in fifth place with 5.819 million residents, just behind Philadelphia's 5.823 million.

However, the chamber says, because the Metroplex gains about 365 new residents every day -- compared to just 72 for Philadelphia -- D-FW overtook the Pennyslvania metro last year and since has pulled well ahead.

D-FW's new position won't be official until July 2007, the chamber said, when the census bureau releases its latest population estimate.

Dr. Lyssa Jenkens, the chamber's chief economist, said the new ranking would cause "companies around the world to see Dallas-Fort Worth with new eyes."

Economist Ray Perryman, CEO of The Perryman Group in Waco, said surpassing Philadelphia would send a signal to investors that D-FW is "a fast-growing area, and that the area is indeed fast-growing relative to other areas.

"It's not a huge change," Perryman added, "but people will make note that we're moving up higher, that we're becoming more dynamic."

The chamber said New York, Los Angeles and Chicago are the nation's most populous metropolitan areas, in that order. Miami; Houston; Washington, D.C.; Atlanta; and Detroit round out the top 10, in that order, following D-FW and Philadelphia.

ghunter@bizjournals.com | 214-706-7109

DART rail now $700M richer

Federal officials sign agency's largest grant, green-lighting growth

http://www.dallasnews.com/sharedcontent/dw...ey.1a45280.html

11:46 PM CDT on Monday, July 3, 2006

By TONY HARTZEL / The Dallas Morning News

"....Federal officials came to Dallas Area Rapid Transit on Monday, and this time they brought their checkbook.

In a morning full of pomp and ceremony, DART and the Federal Transit Administration signed a long-awaited, $700 million grant agreement.

The amount is the largest DART has ever received, and it represents the second-largest federal grant of its kind to any transit agency in the nation....."

"..The federal funds will pay for almost half of the cost to build 21 miles of light rail from Farmers Branch to Buckner Boulevard in Pleasant Grove. Those 21 miles will help launch DART's planned 45-mile, $2.5 billion expansion that is expected to be completed by the end of 2013.

For about eight years, DART and the local congressional delegation have lobbied extensively for the grant.

The transit administration announced in February that it would give DART the money, but the award was then subject to reviews and congressional approval.

"This is a great day for Dallas," said U.S. Sen. Kay Bailey Hutchison of Texas, who fought for the DART funds on Capitol Hill.

Although San Antonio and Houston created transit agencies before Dallas, "DART has made up for lost time," Mrs. Hutchison said. "DART has surpassed Houston and San Antonio with its commitment to rail early on. It wasn't easy, but this is going to benefit our area for years to come."

DART's system is recognized nationally for its successful 10-year operating history and its impact on the region, Ms. Bushue said. In addition, DART helps its standing with federal officials because it can pledge more of its sales tax revenue to projects than many other transit agencies, she said...."

"....Minor work has started on the northwest and southeast lines, and workers could start laying the first tracks early next year.

The first section of the new line is scheduled to open to Fair Park in September 2009. The rest of the federally funded section between Farmers Branch and Pleasant Grove is planned to open in late 2010. DART-funded extensions to Carrollton, Irving, Dallas/Fort Worth International Airport and Rowlett are expected to open between 2010 and 2013.

To some leaders, the rail line represents more than just rapid transit. DART's new rail lines will connect Fair Park, Deep Ellum, Baylor University Medical Center at Dallas, the hospital district, Dallas Love Field, D/FW Airport and northwest Dallas County suburbs...."

the overall vacancy rate for downtown Dallas has hovered between 27% and 31%. But the Class A buildings have performed much better, with average vacancies of about 15%." (and soon to take big jump due to the new construction)

Houston19514. About this time last year or earlier in the spring Steve Brown did an in depth story hammering the real estate agency that reports these numbers and the truth behind the numbers. He stated that if these national agencies looked at what downtown actually had available and operable, what has been taken off the market due to conversions the overall vacancy rate would be much less then what they are reporting, and how tight the Class A space market actually is downtown. Neither he nor I dismiss the notion that there is a lot speculative office building. I would look up the story, but I am not that bored for an internet blog. In that break down he talked how the vacancies are scattered throughout downtown making it hard for downtown to attract big corporate relocations to downtown. He ran another report shortly after 7-eleven deciding to move to the Arts District. It essentailly talked about concerns over the vacancies downtown and about how their move will free up much needed whole blocks for Class A space to attract major corporate tenants downtown and compete with the burbs/tollway corridor. One example was when Citi Bank decided to build a corporate campus in the burbs and Flour's relocation from California to I believe Las Collinas. Dallas Business Journal ran a similar report shortly there after. After that story in the spring Steve Brown continues to write stories including information based on the what is being reported by the these agencies including Texas A&M.

Now I have worked personally with UCR urban division on some projects. UCR urban is UCR's division which specializes in leasing in downtown/uptown. Their outlook is that numbers are not reported accurately taking into account all the construction and buy ups in downtown for conversions. Building owners are offering a lot less to attract tenants, rents are increasing, and buidlings are trading hands with out-of-town investors which has not seen this much trading since the 80's. UCR are the ones that were able to put together the scenario needed to bring Forest City to downtown. Forest City had no interest in downtown Dallas because they thought it was dead. UCR showed them the tunnels and the numbers that are changing in the positive direction for downtown Dallas.

Source?

According to the Texas A & M Real Estate Center, Dallas' CBD had a vacancy rate of 19.1% at the end of 2005, and that's just direct vacancy (not including space available for sublease).

Again that 19.1 vacancy comes off of a general vacancy including all classes of buildings. Dallas Business Journal, Globe Street, and Steve Brown with the Dallas Morning News have done a break down of what that number represents. Class A and AA remains in the mid 90 % range depending who is reporting it. All of them reporting the Class A and AA remains at a shortage for the downtown market when comparing to the developments in the suburbs. Thus making downtown be at a disadvantage when luring big corporate tenants. I forget the agency who reports the vacancy nationally, but in the DMN reported the organization as admitting they include all vacant office buildings that have proposals or are under conversion. Its is not until those conversions are complete that they will no longer count them as leasable vacant office space.

Another decent looking project. Not nearly as nice as most of the other Uptown announcements though.

Also, I noticed that another downtown firm will be moving out to this new building. How is Downtown holding up to Uptown's growth?

Well the numbers don't sound too promising at first glance. There is about 3,000,000 sq ft of vacant office space. That includes class AA, A, B, and C. Most of the class C and B vacancies are some towers that are completely vacant purchased by a developer being converted or awaiting being converted into residential. One of those buildings is 1900 Elm which is awaiting TIF money from the city to start the conversion. Another building is one near city hall, which has JUST been giving approval for TIF to rip away the stucco and cast stone to reveal the original brick fascade and be converted in a loft/retail complex. The other buildings included in the count are the Atmos buildings donated last year to the city and the Continental building. All five of the buildings are awaiting being renovated into resdiential buildings and/or retail components. This will happen once Forest City completes the Mercantile complex conversion to residential. (Part of the agreement between Forest City and Dallas is that Forest will convert the Atmos complex or find someone who will. This was the agreement that secured Forest City 70 mil dollars to convert the Mercantile Complex and Continental building) From what I can understand these real estate companies include vacancies of buildings that are being converted, but not 100 percent certain of that. Another office building currently being converted is 1200 Main.

Now class A office space remains at 95% occupied and out pacing the other submarkets in the metro for Class A and AA. From what I understand in my amateur studies it has been hard to attract big corporate relocations to downtown Dallas because of the lack of available consolidated Class A and AA space married with the fact that many developers are traditionally skeptical of buildng new towers downtown. Meanwhile it is not a huge risk for the burbs where land is cheap etc. So the fact that these new buildings are coming on board I believe will help. It should free up large blocks for class A office space downtown that would be attractive for relocations. I think in the future Class B buildings that are not being converted will attract those firms that want to be close to all the "new" action without paying the price. So we'll see.

Thank you for posting the image... very helpful. Dallas friends... what architecture firm designed this project? I really like the integration of landscape materials on the upper floors.

Robert Stern out of NY.

From Globe Street:

http://www.globest.com/news/599_599/dallas/146739-1.html

Crescent Fires Up $125M Residential Project Ritz-Carleton Village

"DALLAS-With the Ritz-Carlton flag flying over the Uptown development, Crescent Real Estate Equities Co. will break ground in early 2007 on a $125-million second phase with 96 condos in a 23-story tower and four Regency Row homes alongside. And when that's nearly sold out, there's a three-acre block for a third residential phase...."

"....Moczulski says the schedule calls for a June 24 launch of the "Ritz-Carlton Village" website and accepting letters of intent after Labor Day. He says firm contracts will be in hand by Nov. 1 so ground can break shortly after the new year begins. The expectation is second phase presales will follow that of the first, with construction launching at the 40% sold mark. Likewise, a third phase could be ramped up if the second round matches the first--75% sold within six months, he says...."