Park Lane Revitalization

[ParkLaneStation]

Anyone know of future plans to teardown some of the Old Apts on Park Lane between Greenville and Abrams (8200 to 8700) blocks ?

The area is prime location, however, blighted by old
structures. It is one of the few close in areas to
North Park that real estate values are under priced.

[SDORN]

I know they plan on doing on it!! No date known yet

[dallasbrink]

When i was apt hunting a year ago, The hunter for me said that the whole area was being re developed and having the older run down bellow safe apt torn down and replaced with new ones. Also they have that new school just open up over there.

[Uptown72]

Everything from Central to Abrams needs to go. It's a shame it has gotten so run down. There is a lot of topography change there - more that most of Dallas, so any new development would be great. However, because of the value of the existing properties as very dense apartments, it likely will always be apartments. Even new ones from torn down old ones.

[Columbus Civil]

poor people

[trolleygirl]

I know they plan on doing on it!! No date known yet

Really? Who's planning this redevelopment project? Who's on charge? Who's the developer? What's the City's role? What' going on over there?

Because as far as I know, there's a lot of great ideas and nothing going on in Vickery Meadow except drug deals and a bunch of other high crime. And as far as I know, getting the apartment owners to sell their apartments for anything less than $10 million isn't happening, and even if it did, they would have to be replaced with more multi-family housing.

Also, the Pebbles Apartments, one of the highest crime apartments in the area, is Dallas Housing. It's not going anywhere. DISD just built two new schools at Park and Fair Oaks, so I don't see a massive gentrification projet just so DISD can bus kids from further down in East Dallas, when they built those schools specifically to serve the neighborhood.

I'd love to know who the "they" is who plans on "doing" something over there. If I were you, I'd start by bugging the crap out of the PID. You know there's a Public Improvement District over there? Shouldn't they have a clue what's going on there, or at least some sort of a "say" or maybe should be planning some kinds of improvement, you know, like the thing that PID's were chartered to do in the first place??

[dallasbrink]

This Is How The City Will Get Rid Of Those Run Down Apartments. Condemn Them, Kick Out The Residence, Bull Doze Them, Let The Lot Sit For 2 Years Then Put A Wall Mart On It

[SDORN]

From what people on the street have told me, that its coming, but people want to see what happens with the Timbercreek Apts, last time I checked they are still being rented out, by Lincoln Properties. It is my belief once timbercrrek goes then I think development will really kick off.
There is some talk about some of the this in the Timbercreek thead on this forum.

[SDORN]

This Is How The City Will Get Rid Of Those Run Down Apartments. Condemn Them, Kick Out The Residence, Bull Doze Them, Let The Lot Sit For 2 Years Then Put A Wall Mart On It

I still think a Walmart is not a good idea, it won't help the area that much, plus you have a Sam's right down the street owned by the same company, Plus it will ruin the creek with more pollution from merchadise from the store
If I were trammel Crow I would build some really nice apartments over and let Lincoln run them you have a really nice wooded view I mean nice!!!

[dallasbrink]

Walmarts are always a bad idea, but they wanna be like Starbucks and have one on every corner.

[Lakewooder]

I wish we could get a mix of single family, townhouses and new apartments along those lovely creeks...I think they would sell and it would be better long term plan for Dallas than a paved over Wal-Mart which will get outdated in 7-8 years.

[Hannibal Lecter]

Walmarts are always a bad idea, but they wanna be like Starbucks and have one on every corner.

Yea, they're such a bad idea. That's why their parking lots are full, their customers satisfied, and their stockholders happy.

[FoUTASportscaster]

their customers satisfied, and their stockholders happy.

???

[cowboyeagle05]

Yea, they're such a bad idea. That's why their parking lots are full, their customers satisfied, and their stockholders happy.

Just cause everybody else is jumping off the cliff doesn't mean its a good idea. I too wonder about this area considering the name itself is very appetizing for marketing. Park Lane just screams exclusive living although Dallas has plenty of that.

[Hannibal Lecter]

Just cause everybody else is jumping off the cliff doesn't mean its a good idea.

I think most folks outgrew that as a valid debate technique around 4th grade.

[trolleygirl]

This Is How The City Will Get Rid Of Those Run Down Apartments. Condemn Them, Kick Out The Residence, Bull Doze Them, Let The Lot Sit For 2 Years Then Put A Wall Mart On It

What is wrong with you? Are you in the Sixth Grade, or what?

[cowboyeagle05]

I think most folks outgrew that as a valid debate technique around 4th grade.

Because its a basic thought process that I would hope people would learn before the fourth grade. Its a valid thought process just as assuming that the majority social consensus is the right one.

[trolleygirl]

I wish we could get a mix of single family, townhouses and new apartments along those lovely creeks...I think they would sell and it would be better long term plan for Dallas than a paved over Wal-Mart which will get outdated in 7-8 years.

Golly gee, that's a novel idea...........one that was in the Comprehensive Land Use Study.

I fought my tail off to get Vickery Meadow included as the declining Multi-Family "example" in the study- it was supposed to be the area of Skillman and 635, but I fought for it...... and was rewarded.....

The stakeholders all had great ideas, even a lot of apartment owners there. And we did not want gentrification.....the planners didn't want it. We built four new schools in the area, for Crissakes!

Here's the difference: in Dallas when we have good ideas, good people who have ideals and values and integrity and they work for the City because they are thinkers and went to school to learn about planning and design and sustainability and stuff.. what happens is these people go to work for the City and then learn that their ideas- their great plans, stuff they learned in school, things they've seen in their travels around the world, well it just doesn't matter because we have developers who want things this way or another instead. Kinda like the Trinity River Project....

Just imagine if you were a great painter and you painted this awesome relief or mural or something really great and phenomenal and you had all kinds of support and celebrity and your project was the greatest thing in town.....and suddenly you were told by your bosses that no matter what you had learned, no matter what you had believed in, no matter what how genius and fantastic your ideas and creations were, that in spite of it all, you had to pack up your renderings and go with the flat, boring, non-sustainable draft that you had seen and summarily rejected months ago........ what would you do?

Well, you're a City of Dallas employee working in the Department of Long Range Planning. And you are beat down and cynical. And you are part of the machine.

[sterling]

I think this is a beautiful post about the realities of the world, especially one's neccessary love-hate relationship with "Big Daddy Dallas". Of course civility usually loses out to rentable square footage, but please continue to let your voice be heard out there (and here of course). I consider you an important advocate of quality living.

So many people "out here" truly believe the published hype, the renderings, the empty "world class" promises and timelines. And the amenities that vanish with each successive budget meeting/argument. If we continue to demand quality as residents, we may not get the best, but we might at least end up with the middle. I appreciate your work, and all the work of city employees who harbor a better vision for Dallas. It's the good fight.

[Hannibal Lecter]

Because its a basic thought process that I would hope people would learn before the fourth grade. Its a valid thought process just as assuming that the majority social consensus is the right one.

It's the basis of our economic system. If you do something that society values, you'll make money. If society doesn't value your efforts, you won't. If Walmart makes lots of money, it's only because our society values what they do, and no amount of whining about it is going to change that simple fact. Or do have a problem with capitalism itself?

[msutton]

I have a problem with semi-blinded capitalism. True capitalism is not just about money -- it would also take into account the impact of environmental and societal factors. However, American capitalism is concerned solely with the big green. That is the fault of the system -- I'm not an economist, and I have no real idea how we can better factor things in, but even I can see how twisted the American system has become.

Though frankly, most Americans are so lazy and apathetic at this point that even if the information about the other impacts was available, they would probably ignore it so that they wouldn't lose anytime catching up on their Lost DVDs.

[LakeRidge]

I have a problem with semi-blinded capitalism. True capitalism is not just about money -- it would also take into account the impact of environmental and societal factors. However, American capitalism is concerned solely with the big green. That is the fault of the system -- I'm not an economist, and I have no real idea how we can better factor things in, but even I can see how twisted the American system has become.

Though frankly, most Americans are so lazy and apathetic at this point that even if the information about the other impacts was available, they would probably ignore it so that they wouldn't lose anytime catching up on their Lost DVDs.

True Capitalism takes into account what the consumer values. If the consumer values environmental and societal factors then the market will supply a product that addresses those demands. The fact of the matter is that most people put the greatest value on their own day-to-day ease of existence, not the environmental/societal impacts that their lifestyle may create years down the road. Many people trust that technology and innovation will solve all the problems man creates.

American Capitalism attempts to supply the goods that consumers demand at a profit. Nothing more, nothing less. If you don't like Wal-Mart then don't give them your money.

[tamtagon]

American Capitalism attempts to supply the goods that consumers demand at a profit.

Reaganomics, aka trickle down theory, aka supply-side economic ended American Capitalism and began American Socialism.

[LakeRidge]

American Socialism?

I'm not sure I understand. Are you suggesting that the federal government decides what goods the market will produce through regulation and taxation?

I'll agree we don't have a totally free market, but to call our present situation Socialism is a leap.

[Hannibal Lecter]

I'm not sure I understand. Are you suggesting that the federal government decides what goods the market will produce through regulation and taxation?

To a surprising degree, you're spot on. Look at agriculture. What farmers grow, or don't grow, is much more a function of tax and subsidy policy than of what people really want to to eat. The price of corn is going through the roof because of government policy regarding ethanol, even though corn-based ethanol still takes more energy to produce that it provides, and sugar-produced ethanol is a better alternative. But then there's the prohibitive tariffs on foreign produced sugar...

(And don't get me started on how ethanol, as a VOC, hurts Dallas area quality.)

[Hannibal Lecter]

Reaganomics, aka trickle down theory, aka supply-side economic ended American Capitalism and began American Socialism.

American Socialism started in the 1930s. Here's a great read on the 1936 election: http://www.freerepublic.com/focus/f-news/1898152/posts

[Lakewooder]

Coming back to earth, the city has a right to decide zoning...I think they made an almost Faustian bargain here -- get rid of old apartments at all cost...hmm maybe this really is in Lake Highlands after all.

It could cost us more in the long run. Have we sacrificed quality redevelopment at the concrete altar of Wal*Mart?

[mrgrieves]

While I have many problems with the way Walmart does business, I don't think that is the original problem we are discussing, the fact is many of the neighborhoods in Dallas either have a unique personallity or are developing one: Lakewood Uptown, Oak cliff, Park cities etc all have their own charm, But with Two Targets and Three Walmarts and a Sam's, NE Dallas will be defined as the bargain store center of Dallas, with the Topography and the creek, it has way more potential than that.

[SDORN]

Again with all the new building in The Viilage, surely Trammel can scrap the Walmart. I hate that Big Box retailer , because of how they treat their employees, plus the fact that they put all the little family owned biz's under. Fry's is slowly doing that to the electronics industry. Walmart and Costco also hurts Ritz /Wolf Camera with thier extremely lower photofinishing prices, Many of our customers have gone to those place, mostly Costco. The smaller companies don't have the margin the larger companies have.

[xdavidwattsx]

Walmart and Costco also hurts Ritz /Wolf Camera with thier extremely lower photofinishing prices, Many of our customers have gone to those place, mostly Costco. The smaller companies don't have the margin the larger companies have.

In my opinion, Wolf still does a better job of photo processing and there isn't a Costco in the city of Dallas.

As far as Wally World is concerned, I'd never step foot in the place anyway. But yes, your point that Wally World does cannibalize is very valid. It's really easy to say "if you don't like it, don't shop there" but when you have the financial muscle that they have to eradicate competition, it's certainly not a healthy situation.

[LakeRidge]

Also, people don't want to live near a large commercial development like Wal-Mart. Once a Wal-Mart goes in it will make the surrounding area much less attractive for residential redevelopment. On top of this, the reduction in population density could work like a double-edged sword to make future retail less viable by reducing the potential market.

[tamtagon]

NE Dallas will be defined as the bargain store center of Dallas

On the other hand, with the abundance of higher-end retail at NorthPark / Park Lane Place / LH Town Center within a few minutes of an abundance of lower-end & discount retail, NE Dallas is evolving into a very well rounded shopping destination, much like the Galleria area.

[dallasbrink]

What is wrong with you? Are you in the Sixth Grade, or what?

So un-called for missy

[dallasrookie]

So un-called for missy

agree

[trolleygirl]

agree

Hey. When he can start posting things that make more sense than this:

Originally Posted by dallasbrink
This Is How The City Will Get Rid Of Those Run Down Apartments. Condemn Them, Kick Out The Residence, Bull Doze Them, Let The Lot Sit For 2 Years Then Put A Wall Mart On It



Then I might cut the kid a little slack. He should do a little less typing and a little more reading. It'll do him some good.