Mockingbird Station

[FoUTASportscaster]

You know what I liked about that? The fact that UP is willing to help, even though they get no direct benefit. They will have an indirect benefit, but we've seen in this region a lack of foresight in areas like this.

[KBilly]

This is great stuff!!

But, SMU's walk?! I have only ever seen them riding in BMWs and Lexi... :rolleyes:

[Columbus Civil]

I hope they cleaned up those oil stains.

[FoUTASportscaster]

/\ Good line.

[crescentboi]

This is great news! This is only a half a block/block from my office...will definetly be fun to watch the construction. So is this going to be housing only for SMU students? I wonder what the retail will be like?

[Insidetheloop]

You know what I liked about that? The fact that UP is willing to help, even though they get no direct benefit.

Sure they get a direct benefit. Mockingbird Station is in University Park. University Park's city boundaries extend all the way to the Burger Street hamburger joint then run in a near straight line all the way up to Lovers Lane. The boundary sorta narrows down the farther north it goes so that only 1/5 or so of the Meadows Building is in University Park. There are a number of 1950's era buildings just north of Yale(on the west side of the DART tracks) that would be prime for redevelopment in the next 10 years.

[Aporkalypse]

Sure they get a direct benefit. Mockingbird Station is in University Park. University Park's city boundaries extend all the way to the Burger Street hamburger joint then run in a near straight line all the way up to Lovers Lane. The boundary sorta narrows down the farther north it goes so that only 1/5 or so of the Meadows Building is in University Park. There are a number of 1950's era buildings just north of Yale(on the west side of the DART tracks) that would be prime for redevelopment in the next 10 years.

UP stops at NCX virtually the entire length of its border - itonly crosses NCX in one location and that's further North - only the area between University and McFarlin, just a couple of blocks. Here's the map from UP's website:

http://www.uptexas.org/images/uploads/upmap.pdf

In any case, the address for Mockingbird Station is in Dallas:

Simpson Property Group, Ltd.
attn. Vandy Comtois
5307 E. Mockingbird Lane, Suite 350
Dallas, TX 75205

[shiner]

Sure they get a direct benefit. Mockingbird Station is in University Park. University Park's city boundaries extend all the way to the Burger Street hamburger joint then run in a near straight line all the way up to Lovers Lane. The boundary sorta narrows down the farther north it goes so that only 1/5 or so of the Meadows Building is in University Park. There are a number of 1950's era buildings just north of Yale(on the west side of the DART tracks) that would be prime for redevelopment in the next 10 years.

Mockingbird Station is in Dallas, not UP. Only five properties are in UP east of Central - Cafe Brazil, the Turley law firm building and a couple City owned sites.

Nevertheless, this development would benefit the entire area, including UP.

[RobertB]

I keep getting a kick out of this line:

City leaders agreed to sponsor the application in part because SMU needed a public partner. "One of the reasons the city is here is because of the university," [University Park's city manager, Bob] Livingston said.
Well, yeah, I guess that's true. If it weren't for SMU, the town would be called __________ Park, Texas!

[Lionel Hutz]

Those proposed "urban townhomes" are in a great location. You can walk to the grocery store (Kroger), can walk to the movies (Angelika), can walk to the gym (24 Hour Fitness or Premiere Club), can walk to all sorts of bars and stores, and can walk to the rail line, which can take you to a ton of places.

I can see those townhomes selling out quickly.

[Mephis Gooseberry]

Anyone else notice the article and the dmn map don't jive. The four story mf and retail with a plaza is supposed to be in the DART parking lot according to the article. The map shows it in the UP maintenance lot. I wonder which one is wrong.


Ah, reread it. Correction. It doesn't show the First Worthing project. Apparently UP will get something out of this deal. If Dallas Central Appraisal and the DMN map is correct, UP must be selling their Maintenance lot to Prescott.

[BigD5349]

I see a pedestrian bridge over Central on the map printed in the DMN. The location is questionable. I'd like to see something different.

What I thought would be interesting would be to have an elevated circular or square pedestrian bridge connecting the four corners at Mockingbird & Central. It would connect Palomar, Mockingbird Station, the Bush Library and the other shopping center together. The traffic flows are so heavy on that intersection, so it is hard to walk across the streets there.

Anyone know how the Katy Trail will be linked up?

[jsoto3]

Anyone know how the Katy Trail will be linked up?
As of now (and for the foreseeable future), it is officially projected to be linked via "street connection", crossing NCX at McCommas and then along the northbound NCX frontage road to Mockingbird. See Katy Trail Map (http://www.katytraildallas.org/construction.html). See Google Map (http://maps.google.com/?ll=32.833966,-96.778586&spn=0.012855,0.019956&t=h). I'd like to eventually see it linked to Mockingbird Station via a mini-Calatrava-esque bridge over NCX along the former rail right of way and then over another bridge at Mockingbird (which would also serve Palomar). Perhaps that stretch between NCX and Mockingbird could be elevated with retail below (integrated as part of the Palomar development). I am picturing something similar in character to the proposed High Line in NYC (http://www.thehighline.org/).

[staplesla]

Would be cool to see NCX decked here (like Woodall Rogers) between SMU/Yale and Mockingbird instead of a bridge to connect the two areas.

[txRNGr]

Thats what I was thinking

[BigD5349]

Would be cool to see NCX decked here (like Woodall Rogers) between SMU/Yale and Mockingbird instead of a bridge to connect the two areas.

I really like that idea. And if improvements could be devised to connect the four corners at Mockingbird and NCX, that would be really terrific.

[Columbus Civil]

A deck park would look great, but it wouldn't improve connectivity. You would still need a way to cross the service roads.

[FoUTASportscaster]

Maybe a small ped crossing over the service roads in a couple of areas would do the trick.

[rantanamo]

That's why I think the Woodall Service Rd should go away at that deck park.

[noelamador]

DART parking: Can they top it?
http://www.dallasnews.com/sharedcontent/dws/bus/stories/DN-mockingbird_04bus.ART0.State.Edition2.22d64127.htm l
Mockingbird station may sell air rights for apartments, retail
12:39 PM CST on Saturday, February 4, 2006
By STEVE BROWN / The Dallas Morning News

Developers are trying to strike a deal with DART to build apartments and retail on parking lots at the Mockingbird rail station.

At least two firms ? FirstWorthing Corp. and Prescott Realty Group ? are vying for the chance to develop on top of the transit station parking lots, real estate brokers familiar with the deal say.

The mixed-use projects and parking garages would replace more than six acres of surface parking between Mockingbird Lane and Yale Boulevard, just east of North Central Expressway.

While a deal is expected to move forward soon, DART officials aren't talking about their plans.

"We have nothing new to report or confirm at this time," spokesman Jeff Hampton said.

And the developers involved in talks with the transit agency are also keeping mum.

"We have no comment on the DART parking lots at this time," FirstWorthing executive vice president John Allums said Friday. "It is still in DART's court."

Likewise, officials with Prescott Realty Group declined to talk about the pending project.

Both developers have recently submitted proposals to the North Central Texas Council of Governments for building projects and improving pedestrian access to the area around the DART station.

DART has had discussions with various developers for almost a decade about building on top of its Mockingbird station lots.

Such projects are common in other cities with rail transit systems.

Last year, the company formally asked for proposals from developers interested in building at the Mockingbird site.

Developing such projects in Dallas is harder because apartment rents here are lower than in many major cities, said real estate analyst Ron Witten with Witten Advisors.

"The economics of these deals aren't easy," he said. "Developers of these types of projects will find a challenge with the high construction costs in today's market."

Usually developers are required to replace all of the parking spaces in a new garage and then sign a long-term lease for the air rights to build over the public parking.

There are 708 parking spaces at the Mockingbird lots.

Developers have already hitched a ride on DART with apartment projects adjacent to the stations in Plano, near Uptown's Cityplace station and ? most recently ? with two apartment communities planned in Richardson.

The Mockingbird Station apartment and retail complex constructed in the 1990s just east of North Central Expressway was a ground breaker for such developments in North Texas.

Mockingbird Station's developer, Ken Hughes ? who looked at building on the DART lots back in the 1990s ? hopes the project moves forward. "It would be fabulous if we could get more density at that station," he said.

E-mail stevebrown@dallasnews.com

[texman]

When I first read this, I had the crazy idea they were going to build OVER the parkinglots. That would be an intresting concept..great news though! Ya'll are always talking about those lots being developed.

[rantanamo]

I only wish they meant the lots east of the rail station. Those lots could be the next Cityplace West. That's already a retail heavy area. Its location could pretty much make it a more lively place than some of the other urban area attempts.

[BigD5349]

I wish they would demolish the Phoenix apartments. That thing is what, 5-6 years old? They are already resurfacing the cheapo exterior.

[Mephis Gooseberry]

Here's all the projects around Mockingbird Station

http://img387.imageshack.us/img387/8161/mockingbirdstationprojects0fz.jpg (http://imageshack.us)

[Mephis Gooseberry]

Prescott has some graphics of their proposal at:
http://www.prescottrealtygroup.com/index.php?id=148

Oddly, this pic appears to be at the East DART lot fronting on Mockingbird. I'm thinking it shows the Premier Place Garage and the Angelika in the background across the road. The paper suggested that First Worthing was talking to DART about the parking lots, not Prescott. Maybe this is an old design or it is moved to the UP Maintenance location. Or I am not visualizing the area properly.
http://img387.imageshack.us/img387/7651/mockcent20ca.jpg (http://imageshack.us)

This pic appears to be located south of the Radisson at the Twin Sixties Tower and north of Premier Place fronting Central Expressway near the proposed pedestrian bridge. You can see Premier Place in the background.
http://img387.imageshack.us/img387/3074/mockcent37uv.jpg (http://imageshack.us)

[vman]

I wish they would demolish the Phoenix apartments. That thing is what, 5-6 years old? They are already resurfacing the cheapo exterior.

I totally agree. Those apartments were hideous from the day they were built. Such a waste of a great location.

[BigD5349]

Prescott has some graphics of their proposal at:
http://www.prescottrealtygroup.com/index.php?id=148

I like the splash of blue on that cylindrical part in the first pic.

In line with typical Dallas style, I'm sure someone would dampen it down to grey or beige in the final iteration!

[gc]

I wish they would demolish the Phoenix apartments. That thing is what, 5-6 years old? They are already resurfacing the cheapo exterior.

Speaking of..............has anyone noticed the western side of the parking garage of hte Gables Villa Rosa...???...it is falling apart...already.

[BigD5349]

Speaking of..............has anyone noticed the western side of the parking garage of hte Gables Villa Rosa...???...it is falling apart...already.

Aren't they just preparing to build the 2nd phase?

[BigD5349]

I totally agree. Those apartments were hideous from the day they were built. Such a waste of a great location.

I remember when they built that monstrosity. I have pictures of them slapping up the plywood and covering it with plaster. If you drive by now, you'll see the place is covered in scaffolding because it is already falling apart. I still think it's one of the greatest preservation tragedies in the history of Dallas that the Dr. Pepper HQ was demolished for this thing.

What a pity. A revitalized Dr. Pepper HQ anchoring the eastern section of Mockingbird Station would have been a very special thing.

[Mephis Gooseberry]

Wasn't Dr. Pepper at the Kroger location?

[BigD5349]

Wasn't Dr. Pepper at the Kroger location?

Yes, it was set back from the street, touching both the Kroger property and the Phoenix.

[texcolo2]

Here's all the projects around Mockingbird Station

http://img387.imageshack.us/img387/8161/mockingbirdstationprojects0fz.jpg (http://imageshack.us)


Wow. Things are really booming there. I love Mockingbird Station. I wish they'd do something with the Public Storage Building and the space in between it and the Hotel Palomar.

[Columbus Civil]

What's that stadium on the left side of the picture for?

[SMU Urban]

What's that stadium on the left side of the picture for?

SMU's Ford Stadium (Football), opened in 2000
http://smumustangs.collegesports.com/facilities/ford-stadium.html

[Mballar]

What's that stadium on the left side of the picture for?
Losing! :D

[FoUTASportscaster]

HAHAHAHA! Common, they were only a game under .500 this year.
Seriously though, they are on the uprise. Bennett will be at least .500 in the fall of '06.

[BigD5349]

HAHAHAHA! Common, they were only a game under .500 this year.
Seriously though, they are on the uprise. Bennett will be at least .500 in the fall of '06.

ok, here's minor thread hi-jack, but SMU will be able to recruit better players if they can continue to schedule old southwest conference opponents like they did last year. TCU is proof that a private school in a sidebar conference can still do very well.

[rjlevins]

And don't forget SMU is one of the top soccer schools in the nation.

Developing those lots is great news for Mockingbird Station. I love it. Jealous.

[Mephis Gooseberry]

Don't forget the exceptional Pocket Pool players in the MBA program.

[Lakewooder]

I wish we could add the Katy Trail extension to this map -- I'm still not certain how it's going through there...

[clipper]

The trail goes between the Palomar and the mini warehouse place with the silver roof.

[Lakewooder]

What about north of Mockingbird? Does it go through the DART parking lot? We have heard rumblings about a bridge from Palomar.. I figure it will join up with the old Katy RR around the old Shamburger/new townhome site and then parallel Woodcrest, then Saratoga and Trammel, but also -- what about the bridges over Skillman and Abrams on that path?

[clipper]

I'm told no $$$ for bridge. They will "improve" the sidewalk from the edge of the Palomar property up to the light at the where you can cross the street to the DART station.

[BigD5349]

^pity. that section of road is not fun to cross.

[clipper]

The cost of building stuff like pedestrian bridges has shot off the chart. Along with the higher materials and labor, you have all the "standards" they have to adhere to for everything from disabled pedestrians to being strong enough to withstand a hit by a loaded semi, etc. The days of a cheap little overhead walkway are over in places like this. It's good that so many of the old rail bridges could be reused on the Katy trail. I hope more of them are saved around town as the rail paths become trails.

[US75Guy]

Mockingbird Station plans may be held up
Dallas: Development proposals likely to fall short in fund requests



08:22 AM CST on Friday, March 17, 2006
By KRISTEN HOLLAND / The Dallas Morning News


SMU students and football fans are going to have to wait a little longer to cross Central Expressway without stepping foot on Mockingbird Lane or Yale/SMU Boulevard. Though developers would like to build a walkway connecting Southern Methodist University to Mockingbird Station, a redevelopment proposal that includes the pedestrian route is unlikely to receive full funding.

Last week, the North Central Texas Council of Governments staff recommended that two groups looking to redevelop more than 30 acres around Mockingbird Station share $1.6 million of the $10.6 million they requested in separate proposals. "We had $289 million in requests and only $40 million to dole out," said Alicia Hopkins, a senior transportation planner for the council of governments. "There just wasn't enough funding to go around."

In January, SMU, the city of Dallas and Prescott Realty Group submitted a grant request for $5.47 million to improve pedestrian access to the Dallas Area Rapid Transit light-rail station and enhance the area's landscaping.
The proposal includes urban townhouses and a four-story development with retail and multifamily buildings. Additional landscaping and a second multifamily development are also envisioned, according to a copy of the grant request. Dallas apartment builder First Worthing Corp. also submitted a proposal. The company requested $5.1 million to build a 10.3-acre mixed-use development on parking lots next to the DART station. That plan involves leasing 6.3 acres from DART to build a central public plaza with retail and residential buildings.

Ms. Hopkins said her department recommended merging the projects to make them more competitive. "There are a few projects we did that with," she said. SMU officials tried to put a positive spin on the move. "Everybody appreciates what COG is trying to do," said Leon Bennett, SMU's vice president for legal affairs and governmental relations. "They're really a good organization and trying to do the right thing and the best they can. They tried to give everybody something."

Developer Jud Pankey, whose Prescott Realty Group is a major owner of property just east of SMU, said that his firm has no plans to rescind its redevelopment proposal. "We are still working with COG to review their funding plans and try to establish priorities," Mr. Pankey said. "We've already had one meeting with them, and we plan to have others. We're absolutely going to work with them." Mr. Pankey said his firm, Dallas and SMU have yet to identify a list of must-do projects. "The collective neighborhood will need to kind of come together," he said.

Karl Stundins, an area redevelopment manager for the city of Dallas, said the selection process left him with more questions than answers. He said these projects received less funding than others because the area has a low unemployment rate and few low-income residents. "However, when you look at sustainable development, it's right there on the transit line," he said. "There's an ability to increase the density at Mockingbird Station to a far greater level than is there now."

While the staff recommendation isn't final, Ms. Hopkins said the council of governments' Regional Transportation Council rarely disputes the suggestions. The transportation council is scheduled to vote on the recommendations at its April 13 meeting. "Usually if they had had a major problem with it, they would have spoken up at the RTC meeting," she said. "There was no dissatisfaction in general with our draft recommendations." Mr. Bennett said that the redevelopment effort may be hampered by the lack of funding but that it's far from dead. "A lot can be done," he said. "Just not quite as much as we'd hoped for and certainly not the major projects."

[Mephis Gooseberry]

Dallas' leadership disappoints yet again.

[jsoto3]

1. It's not Dallas' leadership.
2. Disappointing perhaps, but it's only fair. There were too many applications and it wouldn't make sense to give undue preference (to private interests) for a particular project that is not necessarily any more important than most of the other applications. With this pilot funding program they were probably trying to "spread the wealth" as equitably as possible. Otherwise, next time around, potential applicants might be turned off by the prospect of little chance of receiving any funding at all (even a million $ is better than none). Keep in mind, these additional funds are potential "free money" (as little as it can be in the grand scheme) for developers who don't really need it to make their project viable or successful. I worry that NCTCOG has tried to be too ambitious in their scope and they will only receive more applications next time around. TherE will never be a large enough pot to give some funding to everyone and the distributions will likely get even thinner. Perhaps they should institute more demanding selection criteria to limit the number of applicants and awardees. Just my opinion . . . .

[Mephis Gooseberry]

Yah your right its not Dallas' leadership, NCTCOG is located in Arlington.