Arlington: Glorypark

[AeroD]

How 'bout 'em Arlington Cowboys!?!?!

[Tnekster]

I know some blamed the freeway construction for the slump around the stadium, now that it's finishing up, we'll see if the area improves. However, because of my job, I'm in that area often now. From what I can see, the area around the Ballpark, Cowboys Stadium, Six Flags, and that entire Colllins St. corridor is getting worse, not better.

Having worked out here for almost 7 years I can tell you that about the only thing that has changed in that time outside of Jerryworld and the I-30 expansion is the addition of a few chain restaurants north of the stadium up closer and north of I-30. That is it. They have flattened some old apartments for surface parking which was easy to predict but vman is probably right about the area getting worse, businesses have closed in that time, there are a few new hotels around but nothing near the stadium which I find quite odd given all the promises.

[St-T]

Suburban stadiums with bad nearby demographics do not create demand. GloryHole Park was a failed idea before it started. What a joke.

[mjblazin]

Football stadiums by their nature create gaping wastelands. People tailgate at a football game, they don't go to restaurants. The games are expensive and long. They are on Sunday and attendance becomes an event.

Another novena to Laura for keeping that monstrousity out of my neighborhood. Having to look at 24/7 with no development - Sweeeet!

[vman]

Having worked out here for almost 7 years I can tell you that about the only thing that has changed in that time outside of Jerryworld and the I-30 expansion is the addition of a few chain restaurants north of the stadium up closer and north of I-30. stadium which I find quite odd given all the

The only thing new I've seen go up near the stadium is a Chase Bank branch on the corner of Collins & Randol Mill. Also, one of the old shuttered restaurants on the service road is now an El Fenix. But there's been several closings on that service road fronting the stadium and many on both ends of Collins. I don't know how Lincoln Square is doing. Since the tenant roster there is so generic and dull, coupled with the lousy layout of the place, I rarely visit it.

[tamtagon]

So, like, is Hicks Sports Group gone? What entity actually owns the former GloryPark real estate?

With the blind ambition to create a shopping and entertainment district full of Upscale, Up Market everything thoroughly trounced, the opportunity to pull together 20/20 visioned Master Plan development catering to 75% of Arlington visitors is as good as it's ever been.

The potential for this real estate increased dramatically as soon as ownership was severed from the Texas Rangers; neither the Rangers nor the Cowboys can be really interested in building up a formidable retail/dining/entertainment competitive complex, but a separate entity should have the ability to strike the right balance.

Maybe Six Flags will have stabilized enough to enter into a joint venture. I like the idea of expanding Warner Brothers licensing to hotel accommodations, or maybe Arlington can convince Disney this is a good place for a themed hotel....

[Trae]

So, like, is Hicks Sports Group gone? What entity actually owns the former GloryPark real estate?

With the blind ambition to create a shopping and entertainment district full of Upscale, Up Market everything thoroughly trounced, the opportunity to pull together 20/20 visioned Master Plan development catering to 75% of Arlington visitors is as good as it's ever been.

The potential for this real estate increased dramatically as soon as ownership was severed from the Texas Rangers; neither the Rangers nor the Cowboys can be really interested in building up a formidable retail/dining/entertainment competitive complex, but a separate entity should have the ability to strike the right balance.

Maybe Six Flags will have stabilized enough to enter into a joint venture. I like the idea of expanding Warner Brothers licensing to hotel accommodations, or maybe Arlington can convince Disney this is a good place for a themed hotel....

Not sure if all that retail is going to work and can be sustainable. Arlington isn't like the North Dallas suburbs, where they have all that retail. Hell, Arlington only has one mall currently, and even it is not fully occupied, thanks to The Highlands. Not sure if North Arlington can support a Highlands type development. Especially when they have that Centreport development just a little further north. And a Disney-themed hotel....in Arlington??? No sir... Does Disney even do random themed hotels? Arlington may have a theme park and two sports stadiums, but I still wouldn't call it a touristy area, like Anaheim. Maybe it's because I live in Arlington, but I'm not seeing it.

[Mac_Giolla]

I was born and raised in A-Town. Recently lived over in the NE corner off of Ballpark Way North of I-30, but currently in Eastchase area of FtW. I moved to get away from "the Pimple" and its mob effect on the area, plus I wanted to be closer to work. There have been a couple of NY Times articles detailing the effect that Football stadiums have on surrounding areas. Ever stadium, with a few exceptions, were great for the first few years, but after the newness wore off the financial benefit to the city dropped aff as well. The massive size of the stadiums and the mob effect of 100,000+ people decsending on the area has a negative effect on the local residents and property value. Its like a swarm of locusts. Also not many of the stadiums were paid, but had additional debt added on to help "reenforce" the financials. The Meadowlands being a great example of this. Currently Mr. Jones has 1.4 Billion leveraged against this stadium and he is not stopping. He is currently adding $300,000-$400,000, a piece, art pieces all through out the stadium.

The Lincoln Square is doing just fine and has proven itself to be adaptive, even though I think Transwestern will need to be more agreesive for the future. People going to Cowboy's and Ranger's games do eat in the area, but do so before the game/event. I assure you of this due to the Lincoln Square and surrounding areas being mobbed to the point that the natives cannot move around. Due to real estate being freed up form taking the Collins St. loop-t-loops out, Transwestern bought a few lots on the otherside of Center that includes a new LA Fitness, the other two lots are vacant. I think the primary thing missing to this area is a modern Cinema. Hopefully that and a parking garage will be built on those vacant lots. I would like to see Transwestern or somebody better at real estate buy the development opposite of LS that includes the Chili's and former B&N. The B&N store will never be filled again as the Big Box store model is dead and the few Retailers that still due that are few and already located in the area. So that building needs to be leveled. In fact it would be great if that whole development was leveled and redone. Brinker, if given the corner spot, would probably be willing to build a new Chili's there as the currently building is getting pretty old and has horrible parking.

The Glory Park is essentially dead as each party is sueing each other over the Hicks collapse. That land will be tied up in court for years to come. It would of further failed, because it would of been to high end of a property. Somebody mentioned Lincoln Square being bland and generic, but the majority of the people coming to this area are bland and generic. So LS is servicing the cliental perfectly, which is another reason why GP would of failed. Way to many of these new Urban developments are just to highend for the end of people that can afford it. Take the Chelsea condos being built on Road to Six Flags on the way to the Ballpark. They are going for over $200,000. They completed Phase I or II and have sold maybe one or two units over the past two years. They started on Phase II, but stopped on the foundation and it appears it will stay that way for a while. It would be better if they built more Middle Class oriented condos, say in the $100,000-$150,000 range. But the issue maybe that people just don't want to live next to two stadiums.

[mjblazin]

There have been a couple of NY Times articles detailing the effect that Football stadiums have on surrounding areas. Ever stadium, with a few exceptions, were great for the first few years, but after the newness wore off the financial benefit to the city dropped aff as well. The massive size of the stadiums and the mob effect of 100,000+ people decsending on the area has a negative effect on the local residents and property value. Its like a swarm of locusts.
... But the issue maybe that people just don't want to live next to two stadiums.

See why I call the idea of putting a stadium or ballpark near the Cedars a monstrosity. Put these things near mass transit, interstates, whatever. No problem with saving energy. Just don't put them near where people live. They are not much different than metal stamping, recycling sites. If you like them, you can have one for your neighborhood.

[Mac_Giolla]

See why I call the idea of putting a stadium or ballpark near the Cedars a monstrosity. Put these things near mass transit, interstates, whatever. No problem with saving energy. Just don't put them near where people live. They are not much different than metal stamping, recycling sites. If you like them, you can have one for your neighborhood.

It should of been built either on the SW or SE corners of the DFW Airport property. Those two vacant areas are not likely to be developed and the site would of still meet having access to at least directly to two highways, plus easy access to the Airport, which could of gotten rail to the stadium a lot sooner than will likely happen in Arlington. Also if Mr. Jones still required a subsidy, then several governmental entities could of chipped in, thus spreading the cost/risk out.

[cowboyeagle05]

It should of been built either on the SW or SE corners of the DFW Airport property. Those two vacant areas are not likely to be developed and the site would of still meet having access to at least directly to two highways, plus easy access to the Airport, which could of gotten rail to the stadium a lot sooner than will likely happen in Arlington. Also if Mr. Jones still required a subsidy, then several governmental entities could of chipped in, thus spreading the cost/risk out.

Except for that whole terrorism flying a plane into the stadium thing. It would be so much easier when its right on the Airport not to mention during big games like the super bowl they already reroute flights away from the stadium. If the stadium is almost on Airport property I can already see the airport having to freeze up during most games for security reasons.

[vman]

Sure, Glorypark never materialized, but the stadium is still bringing development to the area. I noticed Friday, on the North side of Collins and I-30, a brand new shiny IHOP...and just in time for the Superbowl!!!

[louisianacharm]

Whats so funny is that they knew that Glorypark would never materialize when they were selling the stadium. While we are at it......I have a bridge I have been trying to get rid of!!!!!

[Uptown72]

Glorypark will happen. Hicks still owns the land, but yes, mired in litigation. Eventually, this will become our version of San Antonio's Riverwalk...but with a twist. A Riverwalk without anyone to walk it or take the siteseeing boat. With the vision and the next cycle, some poor fool will step up with the funds to build it.

[cowboyeagle05]

Or it will never get built cause there are easier cheaper properties to develop in other areas of DFW

[tamtagon]

They need an Arlington version of Grapevine's Gaylord Texan.

[grantboston]

Or it will never get built cause there are easier cheaper properties to develop in other areas of DFW

There is some value to developing the land between the stadiums--principally because there is not anywhere else in town that can boast two stadiums. Whether that value is sufficient to justify the type, scale and ultimate success of Glorypark, as designed is the question.

[AeroD]

There is some value to developing the land between the stadiums--principally because there is not anywhere else in town that can boast two stadiums. Whether that value is sufficient to justify the type, scale and ultimate success of Glorypark, as designed is the question.

Look at Philly or Seattle, places where the stadiums are next to each other...they are all still desolate.

[cowboyeagle05]

There is some value to developing the land between the stadiums--principally because there is not anywhere else in town that can boast two stadiums. Whether that value is sufficient to justify the type, scale and ultimate success of Glorypark, as designed is the question.

We will see stadiums can act like Walmarts they brings lots of people and lots of traffic but those people tend to only go to Walmart/Stadium and leave. They don't inherently attract development.

[grantboston]

Look at Philly or Seattle, places where the stadiums are next to each other...they are all still desolate.

Agree completely, and think that most stadium-centered developments are not the successes envisioned. But, there are some exceptions: Denver around Coors Field, San Diego around PetCo Park and Patriot Place surrounding Gillette Stadium in Foxboro, MA.

Patriot Place is the only example I can think of that isn't in a downtown. Telling.

[Chuck246]

Agree completely, and think that most stadium-centered developments are not the successes envisioned. But, there are some exceptions: Denver around Coors Field, San Diego around PetCo Park and Patriot Place surrounding Gillette Stadium in Foxboro, MA.

Patriot Place is the only example I can think of that isn't in a downtown. Telling.

I wouldn't consider Patriot Place a success, rather a "shopping mall" near a stadium.

Compare Patriot Place against Yawkey Way near Fenway. No Comparison at all.

Glorypark will never amount to anything.

[tamtagon]

Six Flags should be the big stabilizer for this property, big groups from all over Texas and Oklahoma spend a couple nights in the Metroplex during a visit to Six Flags. The resident population probably will not support another shopping center, and sports fans would add only limited buoyancy; attracting tourists is about the only sustainable use for that big development - and that's always a volatile game.

[Uptown72]

When the Rangers move to downtown Dallas in 2021, there will be plenty of land for a cattle ranch.

[tamtagon]

What a fantastic experience it would have been at Glory Park this weekend:

http://www.bizjournals.com/dallas/bl...ld-series.html

Lance Murray
Digital Content Producer - Dallas Business Journal

It's going to be a big sports weekend in Arlington, with both the Texas Rangers and the Dallas Cowboys battling teams from St. Louis.

Expect lots of traffic on Sunday afternoon as World Series and NFL fans make their way to the city.
The Cowboys will take on the St. Louis Rams at 3:15 p.m. Sunday at Cowboys Stadium.

Across the parking lot at 7:05 p.m., the Rangers will play the St. Louis Cardinals in Game 4 of the 2011 World Series.

How cool is it that the football & baseball teams from St. Louis are both in town to play the football & baseball teams from Dallas! Love it. Is Six Flags open this weekend?

Tom Hicks inability to provide leadership among his group of companies is a very unfortunate in the world of Metroplex entertainment value. As planned, Glorypark would have been a terrible waste of property, and I'm glad it failed. Arlington residents deserve better, Metroplex residents deserve better, and anyone in the South Central US who would consider a pleasure trip to the Metroplex deserve better.

The Glorypark real estate is unique and should be host to a development on as massive a scale as Cowboys Stadium has been. Middle America is the target audience. Oh well.

[vman]

^^^
Honestly, what I see for Glory Park is maybe a mid-level hotel or two and a few padsites for chain restaurants. Unless there's a huge turnaround, that area around the stadium isn't getting any better.

[Uptown72]

How about an indoor ski mountain park, like the one in Dubai or Japan? In Dubai, they have the ski slopes, a huge mall and huge hotel all in one roof. Tell me Tom, Jerry and Nolan wouldn't be all over that! Holy crap! A weekend like this one and the place would already be packed with tourists!

[cowboyeagle05]

You mean what a traffic nightmare it will be all weekend another reason I'm glad I don't live in Arlington. No mass transit and clogged freeways and arterial roads by football and baseball games on the same weekend sounds like whole lotta fun to me...

[Rangers100]

Arlington residents deserve better

They really don't.

[profbarium]

You mean what a traffic nightmare it will be all weekend another reason I'm glad I don't live in Arlington. No mass transit and clogged freeways and arterial roads by football and baseball games on the same weekend sounds like whole lotta fun to me...

Word.

[Uptown72]

^Wow...the glass is already half empty for you people. Are you a city employee?? Come on...traffic complaints at the expense of tons of revenue for NTX. Stay home then and immerse yourself in that world you live in with reality television. Ok, now I'm having fun.

[electricron]

What traffic nightmares? It's been almost 24 hours since the dual sold out sporting events on the same day, and not one person has complained here after the fact.....

[Exeter]

What traffic nightmares? It's been almost 24 hours since the dual sold out sporting events on the same day, and not one person has complained here after the fact.....

Drove through Arlington on I-30 on Saturday and Sunday going to and from Fort Worth with little issue. I think the "traffic nightmare" thing gets repeated and repeated enough on local news and radio that folks just assume it's going to be a disaster. I wonder, too, just how many people who automatically think that 30 and the surrounding streets would be a nightmare have actually been around RBIA or Cowboys Stadium for a big event since the Three Bridges project and other supplemental road projects around the Arlington entertainment district were completed.

[AeroD]

What traffic nightmares? It's been almost 24 hours since the dual sold out sporting events on the same day, and not one person has complained here after the fact.....

I haven't complained because I did not go. But that's cos' I don't care much for the Rangers, and why would I drive to watch the Cowboys on the dija-board? Rather be at home.

[profbarium]

^Wow...the glass is already half empty for you people. Are you a city employee?? Come on...traffic complaints at the expense of tons of revenue for NTX. Stay home then and immerse yourself in that world you live in with reality television. Ok, now I'm having fun.

It's not crowds that bother me. It's the very specific kind of jam that results from automobiles flowing off of freeways and pooling into parking lots.

[tamtagon]

^...and no where close to hang out while traffic clears.

[Double Wide]

I haven't complained because I did not go. But that's cos' I don't care much for the Rangers, and why would I drive to watch the Cowboys on the dija-board? Rather be at home.

No one can say your a hometown fan.

I was at Cowboys stadium for the LSU Oregon game and traffic was not as bad as people would want you to believe. I have never been in bad traffic while going to or leaving a game in Arlington.

[mjblazin]

The element that used to gripe me about Rangers traffic, it may have been fixed, was the almost total lack of police. I was used to Boston and Baltimore where the police actively drive the traffic in pre-defined directions overruling lights and getting people gone ASAP. For Rangers games, it seemed it was 10,000 cars each fighting the other with no direction other than provided by standard traffic lights and stop signs. I guessed it was the Tom Hicks did not want to pay for the PD's overtime and felt it was not his problem.