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  #701  
Old Posted Aug 24, 2005, 4:13 PM
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We've tried to keep the thread more construction business/updates/new plans and less chatter about speculation. In that sense I' proud that DFW has enough projects for almost 400 posts of 95% construction pics, articles and renderings.

Azure site

Looking southwest W Rising on the right



Looking due south. The crane in the background is for the Ritz-Carlton
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  #702  
Old Posted Aug 24, 2005, 4:13 PM
Owlhorn Owlhorn is offline
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We've tried to keep the thread more construction business/updates/new plans and less chatter about speculation. In that sense I' proud that DFW has enough projects for almost 400 posts of 95% construction pics, articles and renderings.

Azure site

Looking southwest W Rising on the right



Looking due south. The crane in the background is for the Ritz-Carlton
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  #703  
Old Posted Aug 24, 2005, 4:20 PM
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High-rise condos in developers' sights

Firms plan to destroy Uptown office building to make way for project

12:00 AM CDT on Wednesday, August 24, 2005

By STEVE BROWN / The Dallas Morning News

Developers will tear down an Uptown office building to make way for high-rise condominiums.

Winston Capital of Dallas and Realty Capital Partners of Colleyville are teaming up to build a 15-story residential tower at 3003 Carlisle St. near Allen Street.

The developers recently bought the office building from an investment partnership, Stewart Bul, Winston Capital's director of development, said Tuesday.

"We plan to put a high-rise condo project along the Katy Trail," he said. "We like that location."

The small development site backs up to the popular pedestrian trail, giving residents direct access.

The builders have hired Architectural Group International Inc. of Dallas to design a concrete, glass and steel tower with about 120 units. "It's going to be a very sharp-looking, more contemporary tower," Mr. Bul said.

Work is set to begin on the project next spring.

The smallest condos in the building will cost between $300,000 and $350,000.

The residential tower will replace a two-story, 12,000-square-foot office built in 1975.

The sale is the latest in a series of recent transactions along Carlisle Street near Turtle Creek.

Apartment investor and developer Gables Residential Trust has bought two nearby rental communities. A third apartment complex nearby at Carlisle and Bowen is also being demolished to make way for new residential development.

E-mail [email protected]
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  #704  
Old Posted Aug 24, 2005, 4:20 PM
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High-rise condos in developers' sights

Firms plan to destroy Uptown office building to make way for project

12:00 AM CDT on Wednesday, August 24, 2005

By STEVE BROWN / The Dallas Morning News

Developers will tear down an Uptown office building to make way for high-rise condominiums.

Winston Capital of Dallas and Realty Capital Partners of Colleyville are teaming up to build a 15-story residential tower at 3003 Carlisle St. near Allen Street.

The developers recently bought the office building from an investment partnership, Stewart Bul, Winston Capital's director of development, said Tuesday.

"We plan to put a high-rise condo project along the Katy Trail," he said. "We like that location."

The small development site backs up to the popular pedestrian trail, giving residents direct access.

The builders have hired Architectural Group International Inc. of Dallas to design a concrete, glass and steel tower with about 120 units. "It's going to be a very sharp-looking, more contemporary tower," Mr. Bul said.

Work is set to begin on the project next spring.

The smallest condos in the building will cost between $300,000 and $350,000.

The residential tower will replace a two-story, 12,000-square-foot office built in 1975.

The sale is the latest in a series of recent transactions along Carlisle Street near Turtle Creek.

Apartment investor and developer Gables Residential Trust has bought two nearby rental communities. A third apartment complex nearby at Carlisle and Bowen is also being demolished to make way for new residential development.

E-mail [email protected]
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  #705  
Old Posted Aug 24, 2005, 10:03 PM
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Website for the above:
http://www.agi-global.com/inprogress/


Nothing much to see yet - but, I expect that would be a good place for a visual someday. (Lots of other VERY interesting things re: Dallas at that website. Take a look.)
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  #706  
Old Posted Aug 24, 2005, 10:03 PM
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Website for the above:
http://www.agi-global.com/inprogress/


Nothing much to see yet - but, I expect that would be a good place for a visual someday. (Lots of other VERY interesting things re: Dallas at that website. Take a look.)
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  #707  
Old Posted Aug 28, 2005, 5:10 PM
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Lake Grapevine Hotel & Condos
Construction on hotel may start next year, official says
By ANDREA JARES
STAR-TELEGRAM STAFF WRITER

Construction on a 16-story conference hotel on Lake Grapevine, with 280 rooms and 45 condominium residences, could start early next year, the president of the company planning the project said Friday.

For years, a hotel has been planned for the Lakeside DFW business park in Flower Mound. The Hines Co., which has built skyscrapers and corporate headquarters, aims to get the plans off the drawing board and into reality by the end of 2007, said Clayton Elliott, senior vice president of Hines' Southwest regional office.

With 28,000 square feet of ballroom and meeting space, the four-star hotel will attract regional and national conferences, Elliott said. The expansion of Dallas/Fort Worth Airport and the rise of Gaylord Texan resort in Grapevine were factors in deciding to launch the hotel project, he said.

A recovery in the hotel market and the availability of prime lakeside frontage were also likely factors, said Jim Lang, the town's economic development manager. "That is one of the last commercial pieces of land on the lake, and they had the foresight to get it," Lang said.

The west-facing hotel will have two restaurants, a spa, pool, large windows and balconies for views of sunsets across the lake. "We are purposely elevating the hotel some to make sure we get the views," Elliott said. The 9-acre project is expected to have a value of $51 million, generating $980,000 a year in hotel occupancy taxes and $80,000 a year in food and drink sales, according to an agreement with Flower Mound.

The Hines Co. included condominiums in the project because of the demand for living spaces with restaurant service, Elliott said. The condos will have an average sales price of $500,000. Benchmark Hospitality International, a 25-year-old company that manages resorts and conference centers, will be the property's management firm.

Flower Mound is providing incentives in the form of seven years' worth of rebated hotel and occupancy taxes, as well as other taxes and fees, according to the agreement. However, the project will not receive any incentives if there has not been $45 million in development after five years.

In 20 years, city leaders believe that the town will reap $25.7 million in additional property and sales taxes, as well as other fees. But under the terms of the agreement, the city will forgive $8.5 million of those costs as incentives.

Investors have responded enthusiastically to the hotel project's financing, said Donna Arp, president of Colleyville-based Realty Capital Partners, which is providing the majority of the financing. The Hines Co., the developer, is providing other financing.

Some 60 investors with Realty Capital Partners have ponied up more than half of the $13 million they will gather for the project, she said. "It's our biggest project to date, and we have wanted to do business with them," Arp said. "They are a blue-chip company in the industry."

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  #708  
Old Posted Aug 28, 2005, 5:10 PM
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Lake Grapevine Hotel & Condos
Construction on hotel may start next year, official says
By ANDREA JARES
STAR-TELEGRAM STAFF WRITER

Construction on a 16-story conference hotel on Lake Grapevine, with 280 rooms and 45 condominium residences, could start early next year, the president of the company planning the project said Friday.

For years, a hotel has been planned for the Lakeside DFW business park in Flower Mound. The Hines Co., which has built skyscrapers and corporate headquarters, aims to get the plans off the drawing board and into reality by the end of 2007, said Clayton Elliott, senior vice president of Hines' Southwest regional office.

With 28,000 square feet of ballroom and meeting space, the four-star hotel will attract regional and national conferences, Elliott said. The expansion of Dallas/Fort Worth Airport and the rise of Gaylord Texan resort in Grapevine were factors in deciding to launch the hotel project, he said.

A recovery in the hotel market and the availability of prime lakeside frontage were also likely factors, said Jim Lang, the town's economic development manager. "That is one of the last commercial pieces of land on the lake, and they had the foresight to get it," Lang said.

The west-facing hotel will have two restaurants, a spa, pool, large windows and balconies for views of sunsets across the lake. "We are purposely elevating the hotel some to make sure we get the views," Elliott said. The 9-acre project is expected to have a value of $51 million, generating $980,000 a year in hotel occupancy taxes and $80,000 a year in food and drink sales, according to an agreement with Flower Mound.

The Hines Co. included condominiums in the project because of the demand for living spaces with restaurant service, Elliott said. The condos will have an average sales price of $500,000. Benchmark Hospitality International, a 25-year-old company that manages resorts and conference centers, will be the property's management firm.

Flower Mound is providing incentives in the form of seven years' worth of rebated hotel and occupancy taxes, as well as other taxes and fees, according to the agreement. However, the project will not receive any incentives if there has not been $45 million in development after five years.

In 20 years, city leaders believe that the town will reap $25.7 million in additional property and sales taxes, as well as other fees. But under the terms of the agreement, the city will forgive $8.5 million of those costs as incentives.

Investors have responded enthusiastically to the hotel project's financing, said Donna Arp, president of Colleyville-based Realty Capital Partners, which is providing the majority of the financing. The Hines Co., the developer, is providing other financing.

Some 60 investors with Realty Capital Partners have ponied up more than half of the $13 million they will gather for the project, she said. "It's our biggest project to date, and we have wanted to do business with them," Arp said. "They are a blue-chip company in the industry."

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  #709  
Old Posted Aug 28, 2005, 5:22 PM
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Can't remember if this was posted, but, here is a visual of the master
plan for the Centura complex in Farmers Branch, Tx - which is (for
non-locals' info) right across the Dallas North Tollway from Dallas city
limits. Also, includes Residences at Centura condo tower.
I'm pretty sure this has not been officially announced as going ahead
by any means, yet.

Residences at Centura



Master plan with the condo tower, one already built office tower, and
two more office towers


Again, sorry if this is a re-post.
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  #710  
Old Posted Aug 28, 2005, 5:22 PM
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Can't remember if this was posted, but, here is a visual of the master
plan for the Centura complex in Farmers Branch, Tx - which is (for
non-locals' info) right across the Dallas North Tollway from Dallas city
limits. Also, includes Residences at Centura condo tower.
I'm pretty sure this has not been officially announced as going ahead
by any means, yet.

Residences at Centura



Master plan with the condo tower, one already built office tower, and
two more office towers


Again, sorry if this is a re-post.
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  #711  
Old Posted Aug 28, 2005, 5:33 PM
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Here is an idea of what could happen in Arlington around The Ballpark and the future Cowboys stadium. Note, this is just a simple rendering of one developer's idea back in May.

However, not gonna happen apparently.



Nevertheless, there are plans for a town center there.

Quote:
A PEAK AT ARLINGTON TOWN CENTER PLANS

ARLINGTON, Texas (Star-Telegram.com) – Mayor Robert Cluck said this week that a potential Hicks Holdings development that is to sit between Ameriquest Field and the future Cowboys’ stadium would open one year before the Cowboys’ stadium opens in 2009. Hicks Holdings, an investment group headed by Tom Hicks, owns the Texas Rangers and the land around the ballpark.

The project will have mixed uses with a heavy concentration of upscale retail tenants and residential lofts above shops. The project is still in the planning process, with Cousins Properties hired as the development manager. Cooper, Robertson & Partners, an urban architecture firm, and Steiner + Associates, a town center developer, are helping to draw up the master plan.

-----


Frisco news:
Aside from the other hotels going up in town, there is word of mouth that a 27-story Hilton hotel/condo project may go up at the intersection of Dallas North Tollway and Hwy 121. Guess we'll just have to wait and see on this speculation.


---


Addison's 11-st Amalfi Tower has a new website:
http://www.amalfiliving.com/
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  #712  
Old Posted Aug 28, 2005, 5:33 PM
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Here is an idea of what could happen in Arlington around The Ballpark and the future Cowboys stadium. Note, this is just a simple rendering of one developer's idea back in May.

However, not gonna happen apparently.



Nevertheless, there are plans for a town center there.

Quote:
A PEAK AT ARLINGTON TOWN CENTER PLANS

ARLINGTON, Texas (Star-Telegram.com) – Mayor Robert Cluck said this week that a potential Hicks Holdings development that is to sit between Ameriquest Field and the future Cowboys’ stadium would open one year before the Cowboys’ stadium opens in 2009. Hicks Holdings, an investment group headed by Tom Hicks, owns the Texas Rangers and the land around the ballpark.

The project will have mixed uses with a heavy concentration of upscale retail tenants and residential lofts above shops. The project is still in the planning process, with Cousins Properties hired as the development manager. Cooper, Robertson & Partners, an urban architecture firm, and Steiner + Associates, a town center developer, are helping to draw up the master plan.

-----


Frisco news:
Aside from the other hotels going up in town, there is word of mouth that a 27-story Hilton hotel/condo project may go up at the intersection of Dallas North Tollway and Hwy 121. Guess we'll just have to wait and see on this speculation.


---


Addison's 11-st Amalfi Tower has a new website:
http://www.amalfiliving.com/
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  #713  
Old Posted Aug 28, 2005, 5:37 PM
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Arlington: UTA arena/events center

Center of attention
Initial plans show off special events building while other projects near completion
http://www.uta.edu/publications/utamagazine/spring_2005/stories.php?id=210

President James D. Spaniolo announced preliminary plans in April for a $38 million special events center to host athletic contests, commencements, convocations and a variety of other University and community events.

The 208,000-square-foot center would include 6,500 fixed seats with space for an additional 700 courtside seats. Features include practice courts, administrative offices, a hospitality room, suites, academic space, computer labs, lounges and a heritage center. Once construction began, the project would be expected to take 30 months to complete.

More at link...

Images by HKS of proposed arena:



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  #714  
Old Posted Aug 28, 2005, 5:37 PM
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Arlington: UTA arena/events center

Center of attention
Initial plans show off special events building while other projects near completion
http://www.uta.edu/publications/utamagazine/spring_2005/stories.php?id=210

President James D. Spaniolo announced preliminary plans in April for a $38 million special events center to host athletic contests, commencements, convocations and a variety of other University and community events.

The 208,000-square-foot center would include 6,500 fixed seats with space for an additional 700 courtside seats. Features include practice courts, administrative offices, a hospitality room, suites, academic space, computer labs, lounges and a heritage center. Once construction began, the project would be expected to take 30 months to complete.

More at link...

Images by HKS of proposed arena:



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  #715  
Old Posted Aug 28, 2005, 5:38 PM
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Denton: UNT football stadium, etc...

UNT athletics gaining grounds
08:40 AM CDT on Saturday, August 27, 2005
By Brett Vito / Staff Writer
http://www.dentonrc.com/sharedcontent/dws/drc/localnews/stories/DRC_UNT_athletics.b484275a.html

A few years ago, Eagle Point was a place where a quiet round of golf represented just about the only athletic activity on a patch of land bordering the University of North Texas campus.

That tranquility has been lost in a rumble of bulldozers that clear the way for the largest round of athletic expansion in UNT history.

The course of action is one that UNT officials plan on continuing with the construction of a football stadium within the next five years, a goal they believe is attainable.

UNT is building soccer and softball fields and recently presented a facility plan to its Board of Regents that includes a 32,000-seat football stadium that would cost $40 million to $45 million.

“The basis for our plan shows we are committed to athletics,” UNT President Norval Pohl said.

The presentation comes at the end of a whirlwind four years for UNT’s sports program under Athletic Director Rick Villarreal. UNT arranged to build several facilities in that time and also had an extended courtship with Conference USA, which eventually left the school out of its expansion plans.

The experiences helped shape the new goals of the athletic department, which feels secure in its ability to find financing for a stadium because of what it’s accomplished since Villarreal’s arrival.

UNT opened its $7.4 million athletic center this year and purchased Denton Liberty Christian School’s campus, where new soccer and softball fields are being built. Construction has also begun on the Ronald C. Waranch Tennis Pavilion, the new home for the UNT tennis program, and a new artificial surface at Fouts Field, which will be ready for this season.

UNT had only three on-campus athletic facilities when Villarreal was hired in 2001. Fouts Field was built in 1952, and the North Texas Coliseum, also known as the Super Pit, was built in 1973. The school’s old office complex, which housed administration officials and football coaches, was built in 1976.

Villarreal has no plans of slowing down, despite the fact UNT has quickly exceeded what was accomplished in the last 30 years.

“We have to start all over again,” he said. “We had a five-year plan, a 10-year plan and a vision when I came to UNT. That is all gone now. We have to step it up because we accomplished a lot in four years and people are going to expect the same rate of progress.”

‘One facility at a time’

UNT officials see a football stadium as the next logical step in the expansion of the athletic department, which added softball two years ago and is planning to revive its baseball program by 2007.

“We definitely have a benchmark of success now that we didn’t have as many as five years ago,” said Senior Associate Athletic Director Hank Dickenson, entering his 11th year at UNT. “There are things that people can come and see that show we are able to raise money, whereas before we could only sell dreams. … The plans for a stadium are tangible now.”

The achievements have helped Villarreal gain the support of UNT Board of Regents members C. Dan Smith and Charles Beatty.

“I feel comfortable about the direction we are going,” said Smith, who expressed confidence that UNT would build a stadium in the next few years. “All in all, I am very excited about where we are compared to where we were.”

UNT officials believe building facilities now will ensure several teams will continue to build on their success in recent years. The football team has won the Sun Belt Conference title and played in the New Orleans Bowl in each of the last four years, and the soccer team advanced to the NCAA women’s tournament for the first time in the program’s history last year.

“We are trying to make up for 25-35 years of not only no growth in the athletic program, but no improvements to speak of,” Villarreal said. “We could do it year-by-year by building one facility at a time, but you would have to wonder what would happen in that span while we are trying to catch up.”

Members of the faculty said they are cautiously supportive of the school’s athletic expansion, as long as it is kept in perspective.

“There is some concern about the emphasis in a time of decreasing funding,” said Frances van Tassell, chairwoman of the Faculty Senate. “We need to be careful how we spend our resources.”

The athletic department recently borrowed $2.57 million for the final payment on the Liberty Christian property, to convert its facilities and the turf at Fouts Field. Van Tassell said borrowing money for athletic facilities was a divisive issue among professors.

Grant Miles, a professor in the department of management who frequently attends games, has no problem with athletic department expansion, as long as it does not come at the cost of academics.

“If the athletic department can build a stadium with outside funding, that is OK,” he said. “It seems projects like that are not always done with outside money, though.”

Seeking the funds

Villarreal is counting on efforts to cultivate donors to jump-start a fundraising campaign for a football stadium. Those efforts and the success of some of UNT’s teams helped the school gain a $1 million donation from former Mean Green linebacker Jim McIngvale for its athletic center and another $1 million from alumnus Ronald Waranch for the tennis center.

McIngvale cited the success of the football program under coach Darrell Dickey as one of the reasons he decided to support the school’s athletic program.

“I absolutely think it is possible for North Texas to build a football stadium,” he said. “I am 100 percent behind it as long as Darrell Dickey is there. There is no reason North Texas can’t get it done.”

Villarreal and Pohl point to McIngvale’s enthusiasm as a sign UNT is cultivating relationships that will result in the donations necessary to build a stadium.

“The financial backing is out there for a stadium,” Pohl said. “Our goal is to get it done in five years. That’s a realistic timeframe.”
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  #716  
Old Posted Aug 28, 2005, 5:38 PM
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Denton: UNT football stadium, etc...

UNT athletics gaining grounds
08:40 AM CDT on Saturday, August 27, 2005
By Brett Vito / Staff Writer
http://www.dentonrc.com/sharedcontent/dws/drc/localnews/stories/DRC_UNT_athletics.b484275a.html

A few years ago, Eagle Point was a place where a quiet round of golf represented just about the only athletic activity on a patch of land bordering the University of North Texas campus.

That tranquility has been lost in a rumble of bulldozers that clear the way for the largest round of athletic expansion in UNT history.

The course of action is one that UNT officials plan on continuing with the construction of a football stadium within the next five years, a goal they believe is attainable.

UNT is building soccer and softball fields and recently presented a facility plan to its Board of Regents that includes a 32,000-seat football stadium that would cost $40 million to $45 million.

“The basis for our plan shows we are committed to athletics,” UNT President Norval Pohl said.

The presentation comes at the end of a whirlwind four years for UNT’s sports program under Athletic Director Rick Villarreal. UNT arranged to build several facilities in that time and also had an extended courtship with Conference USA, which eventually left the school out of its expansion plans.

The experiences helped shape the new goals of the athletic department, which feels secure in its ability to find financing for a stadium because of what it’s accomplished since Villarreal’s arrival.

UNT opened its $7.4 million athletic center this year and purchased Denton Liberty Christian School’s campus, where new soccer and softball fields are being built. Construction has also begun on the Ronald C. Waranch Tennis Pavilion, the new home for the UNT tennis program, and a new artificial surface at Fouts Field, which will be ready for this season.

UNT had only three on-campus athletic facilities when Villarreal was hired in 2001. Fouts Field was built in 1952, and the North Texas Coliseum, also known as the Super Pit, was built in 1973. The school’s old office complex, which housed administration officials and football coaches, was built in 1976.

Villarreal has no plans of slowing down, despite the fact UNT has quickly exceeded what was accomplished in the last 30 years.

“We have to start all over again,” he said. “We had a five-year plan, a 10-year plan and a vision when I came to UNT. That is all gone now. We have to step it up because we accomplished a lot in four years and people are going to expect the same rate of progress.”

‘One facility at a time’

UNT officials see a football stadium as the next logical step in the expansion of the athletic department, which added softball two years ago and is planning to revive its baseball program by 2007.

“We definitely have a benchmark of success now that we didn’t have as many as five years ago,” said Senior Associate Athletic Director Hank Dickenson, entering his 11th year at UNT. “There are things that people can come and see that show we are able to raise money, whereas before we could only sell dreams. … The plans for a stadium are tangible now.”

The achievements have helped Villarreal gain the support of UNT Board of Regents members C. Dan Smith and Charles Beatty.

“I feel comfortable about the direction we are going,” said Smith, who expressed confidence that UNT would build a stadium in the next few years. “All in all, I am very excited about where we are compared to where we were.”

UNT officials believe building facilities now will ensure several teams will continue to build on their success in recent years. The football team has won the Sun Belt Conference title and played in the New Orleans Bowl in each of the last four years, and the soccer team advanced to the NCAA women’s tournament for the first time in the program’s history last year.

“We are trying to make up for 25-35 years of not only no growth in the athletic program, but no improvements to speak of,” Villarreal said. “We could do it year-by-year by building one facility at a time, but you would have to wonder what would happen in that span while we are trying to catch up.”

Members of the faculty said they are cautiously supportive of the school’s athletic expansion, as long as it is kept in perspective.

“There is some concern about the emphasis in a time of decreasing funding,” said Frances van Tassell, chairwoman of the Faculty Senate. “We need to be careful how we spend our resources.”

The athletic department recently borrowed $2.57 million for the final payment on the Liberty Christian property, to convert its facilities and the turf at Fouts Field. Van Tassell said borrowing money for athletic facilities was a divisive issue among professors.

Grant Miles, a professor in the department of management who frequently attends games, has no problem with athletic department expansion, as long as it does not come at the cost of academics.

“If the athletic department can build a stadium with outside funding, that is OK,” he said. “It seems projects like that are not always done with outside money, though.”

Seeking the funds

Villarreal is counting on efforts to cultivate donors to jump-start a fundraising campaign for a football stadium. Those efforts and the success of some of UNT’s teams helped the school gain a $1 million donation from former Mean Green linebacker Jim McIngvale for its athletic center and another $1 million from alumnus Ronald Waranch for the tennis center.

McIngvale cited the success of the football program under coach Darrell Dickey as one of the reasons he decided to support the school’s athletic program.

“I absolutely think it is possible for North Texas to build a football stadium,” he said. “I am 100 percent behind it as long as Darrell Dickey is there. There is no reason North Texas can’t get it done.”

Villarreal and Pohl point to McIngvale’s enthusiasm as a sign UNT is cultivating relationships that will result in the donations necessary to build a stadium.

“The financial backing is out there for a stadium,” Pohl said. “Our goal is to get it done in five years. That’s a realistic timeframe.”
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Old Posted Aug 28, 2005, 5:42 PM
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Convention center seeks $12 million boost
Dallas: Subsidy from city needed as revenue sinks, competition soars
12:00 AM CDT on Friday, August 26, 2005
By EMILY RAMSHAW / The Dallas Morning News


The Dallas Convention Center will need a $12 million subsidy from the City Council next year, a first-time request caused by slipping revenues, increasing competition and the changing nature of the convention industry, officials say.

"It's a byproduct of the growth in exhibition space throughout North America," convention center director Frank Poe said. "That growth is outstripping the growth in trade show demand."

In addition to rental fees and revenues from Dallas' hotel-motel tax, $12 million from the city's general fund budget will be required for fiscal 2006-07 to meet operating expenses at the center and at Reunion Arena, according to top city officials.

"If you look around the country, other convention centers have done this much sooner," City Manager Mary Suhm said. "The convention business is fundamentally changing. They're not supporting themselves anymore."

But not everyone is convinced an evolving convention industry should suck millions of dollars out of the Dallas budget.

Council member Mitchell Rasansky said he's afraid that $12 million will be money down the drain. And he's not convinced the proposed convention center hotel – seen by many as a saving grace for the Dallas center – will give the city a true competitive edge.

"I don't want to see projections. I want to see signed contracts, bookings in hand," he said. "This is blood flowing. Can we really compete against San Francisco, Chicago, New York, Las Vegas? I don't think we can."

For decades, the Dallas Convention Center has operated as an "enterprise fund" – meaning it supported itself, Mr. Poe said. But by the mid- to late-1990s, supply surpassed demand as new convention centers cropped up across the country.

And savvy customers, recognizing the buyer's market, started demanding and receiving free and reduced-price rental space.

"In the last year and a half, there has been a steady drumbeat from convention customers that they know they can get it in city 'X'," Mr. Poe said. "To position Dallas to be competitive [offering free and discounted rentals] becomes the price of admission."

Business plans for convention centers have changed across the country, Mr. Poe said. More cities are willing to take operating losses and get subsidized, he said. Officials figure that the economic value of convention business – from hotel rooms booked to restaurants frequented – is worth far more than a rental fee.

In 2004, convention center bookings in Dallas had an economic impact of $600 million, a number no one wants to see erode, said Phillip Jones, chief executive of the Dallas Convention & Visitors Bureau.


'Not unusual at all'

Dallas' position isn't unusual. Mr. Jones said he's not aware of "a single major convention center in the country that turns a profit." And hospitality industry experts say convention centers are designed to attract visitors, not act as a stand-alone profit center. In the past, critics have accused Dallas' center of focusing too much on the bottom line and not taking risks to bring business to the city.

"It's not unusual at all for a convention center to lose money," said Greg Crown, a Dallas-based hospitality industry consultant for PKF Consulting. "I'm surprised it hasn't happened in Dallas before."

Mr. Poe said in future years, the convention center might not need as much "operating support" from the city's general fund budget. But he said he doesn't expect a return to the days of self-sufficiency anytime soon.

"We're changing our business strategy," he said. "I think what we have to exhibit back is the economic value and return off of that support."

Slipping revenues at the Dallas Convention Center only underscore the need for an adjacent hotel, Mr. Jones said. Of the top 20 convention destinations in the country, Dallas is the only one without a convention center hotel "on site, in construction or announced," Mr. Jones said.

"I will be very clear. It is crucial we have a convention center-attached hotel and as soon as possible," he said.

Dallas' convention center is one of the 10 largest in the nation. But in recent years, it has lost business to more entertainment-focused locations – like Las Vegas – and a barrage of new suburban destinations.

"Cleburne has a convention center," Ms. Suhm said.


Missing pieces

While Dallas' center has ample space and roomy exhibit halls, its last expansion didn't include "breakout space" – additional meeting rooms that are a prerequisite for many professional and educational groups. And industry experts say the lack of a connected convention center hotel is a turnoff for some conventioneers.

Eighty-five clients are waiting for such a hotel in Dallas to book conventions, Mr. Jones said. And in the last two weeks, he said, Dallas lost a major technology meeting – one that would have attracted 17,000 people – to Houston because Dallas didn't have breakout space. A convention center hotel would include the additional breakout space Dallas needs to be competitive, he said.


Hotel proposal

Last fall, city officials unveiled plans for an attached, 1,000-room convention center hotel, which would be privately owned and financed. Negotiations with Dallas-based Woodbine Development Corp. are ongoing, and a proposal to build a Marriott hotel will probably come before the City Council this fall.

And in May, Billy Bob Barnett, best known for building his self-named Fort Worth honky-tonk, proposed building an adjacent entertainment district.

City officials hope the whole package will bring the area around the convention center to life.

"It gives us a little more leverage," Mr. Poe said. "It helps us to attract business that would bypass Dallas now."
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  #718  
Old Posted Aug 28, 2005, 5:42 PM
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Convention center seeks $12 million boost
Dallas: Subsidy from city needed as revenue sinks, competition soars
12:00 AM CDT on Friday, August 26, 2005
By EMILY RAMSHAW / The Dallas Morning News


The Dallas Convention Center will need a $12 million subsidy from the City Council next year, a first-time request caused by slipping revenues, increasing competition and the changing nature of the convention industry, officials say.

"It's a byproduct of the growth in exhibition space throughout North America," convention center director Frank Poe said. "That growth is outstripping the growth in trade show demand."

In addition to rental fees and revenues from Dallas' hotel-motel tax, $12 million from the city's general fund budget will be required for fiscal 2006-07 to meet operating expenses at the center and at Reunion Arena, according to top city officials.

"If you look around the country, other convention centers have done this much sooner," City Manager Mary Suhm said. "The convention business is fundamentally changing. They're not supporting themselves anymore."

But not everyone is convinced an evolving convention industry should suck millions of dollars out of the Dallas budget.

Council member Mitchell Rasansky said he's afraid that $12 million will be money down the drain. And he's not convinced the proposed convention center hotel – seen by many as a saving grace for the Dallas center – will give the city a true competitive edge.

"I don't want to see projections. I want to see signed contracts, bookings in hand," he said. "This is blood flowing. Can we really compete against San Francisco, Chicago, New York, Las Vegas? I don't think we can."

For decades, the Dallas Convention Center has operated as an "enterprise fund" – meaning it supported itself, Mr. Poe said. But by the mid- to late-1990s, supply surpassed demand as new convention centers cropped up across the country.

And savvy customers, recognizing the buyer's market, started demanding and receiving free and reduced-price rental space.

"In the last year and a half, there has been a steady drumbeat from convention customers that they know they can get it in city 'X'," Mr. Poe said. "To position Dallas to be competitive [offering free and discounted rentals] becomes the price of admission."

Business plans for convention centers have changed across the country, Mr. Poe said. More cities are willing to take operating losses and get subsidized, he said. Officials figure that the economic value of convention business – from hotel rooms booked to restaurants frequented – is worth far more than a rental fee.

In 2004, convention center bookings in Dallas had an economic impact of $600 million, a number no one wants to see erode, said Phillip Jones, chief executive of the Dallas Convention & Visitors Bureau.


'Not unusual at all'

Dallas' position isn't unusual. Mr. Jones said he's not aware of "a single major convention center in the country that turns a profit." And hospitality industry experts say convention centers are designed to attract visitors, not act as a stand-alone profit center. In the past, critics have accused Dallas' center of focusing too much on the bottom line and not taking risks to bring business to the city.

"It's not unusual at all for a convention center to lose money," said Greg Crown, a Dallas-based hospitality industry consultant for PKF Consulting. "I'm surprised it hasn't happened in Dallas before."

Mr. Poe said in future years, the convention center might not need as much "operating support" from the city's general fund budget. But he said he doesn't expect a return to the days of self-sufficiency anytime soon.

"We're changing our business strategy," he said. "I think what we have to exhibit back is the economic value and return off of that support."

Slipping revenues at the Dallas Convention Center only underscore the need for an adjacent hotel, Mr. Jones said. Of the top 20 convention destinations in the country, Dallas is the only one without a convention center hotel "on site, in construction or announced," Mr. Jones said.

"I will be very clear. It is crucial we have a convention center-attached hotel and as soon as possible," he said.

Dallas' convention center is one of the 10 largest in the nation. But in recent years, it has lost business to more entertainment-focused locations – like Las Vegas – and a barrage of new suburban destinations.

"Cleburne has a convention center," Ms. Suhm said.


Missing pieces

While Dallas' center has ample space and roomy exhibit halls, its last expansion didn't include "breakout space" – additional meeting rooms that are a prerequisite for many professional and educational groups. And industry experts say the lack of a connected convention center hotel is a turnoff for some conventioneers.

Eighty-five clients are waiting for such a hotel in Dallas to book conventions, Mr. Jones said. And in the last two weeks, he said, Dallas lost a major technology meeting – one that would have attracted 17,000 people – to Houston because Dallas didn't have breakout space. A convention center hotel would include the additional breakout space Dallas needs to be competitive, he said.


Hotel proposal

Last fall, city officials unveiled plans for an attached, 1,000-room convention center hotel, which would be privately owned and financed. Negotiations with Dallas-based Woodbine Development Corp. are ongoing, and a proposal to build a Marriott hotel will probably come before the City Council this fall.

And in May, Billy Bob Barnett, best known for building his self-named Fort Worth honky-tonk, proposed building an adjacent entertainment district.

City officials hope the whole package will bring the area around the convention center to life.

"It gives us a little more leverage," Mr. Poe said. "It helps us to attract business that would bypass Dallas now."
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  #719  
Old Posted Aug 28, 2005, 5:44 PM
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Victory's draw expands
http://www.dallasnews.com/sharedcontent/dws/bus/stories/082605dnbusstemmons.1c8cb420.html
Developer eyes tract just across Stemmons for apartments
09:21 PM CDT on Thursday, August 25, 2005
By STEVE BROWN / The Dallas Morning News

The Uptown boom may soon leap Stemmons Freeway. One of the country's biggest apartment developers and investors is negotiating to buy a tract on the west side of Stemmons near Victory to build hundreds of apartments.

United Dominion Realty Trust Inc. of Richmond, Va., a real estate investment trust that owns more than 77,000 U.S. apartments, has signed a contract to buy five acres on Stemmons Freeway at Inspiration Drive.

The vacant property is just south of Hi Line Drive near DART's Victory light rail station.

Real estate brokers tracking the deal say United Dominion plans to build as many as 400 rental units on the property, which is owned by a Canadian investor.

The land is valued on the tax rolls at about $660,000.

A spokesman at United Dominion Realty's headquarters said Thursday that the company is in the process of buying the property but that it's too early to discuss plans for the land.

Bob Darrouzet, the broker representing the owner of the vacant block, also confirms that it's under contract.

"If this happens, it will put development in that area five years ahead of schedule," he said. "This is one of the last such unimproved properties in the Trinity Industrial District."

Located between Stemmons Freeway and the Trinity River, the Trinity Industrial District is one of Dallas' oldest warehouse and manufacturing areas. But now that construction is under way on the huge Victory complex ? which includes high-rise condominiums and apartments ? builders and investors are looking across the highway for redevelopment sites.

Proposals to build a park in the Trinity River bottoms and a series of elaborate bridges across the river are attracting interest from builders.

Real estate brokers say Irving-based apartment developer JPI is also looking at a development site near Woodall Rodgers and Stemmons.

The location is a draw, but developers are also jumping the freeway because of land prices, said Mike Puls, an apartment market consultant with Foley & Puls.

"It's an evolving location that will be very good," Mr. Puls said. "The view from downtown is beautiful from over there."

And with land costs in Uptown topping $80 per square foot, it's harder for apartment developers to buy in the neighborhoods north of downtown, he said.

"If you can buy relatively cheap dirt, you can be under the market for cost of a brand new apartment," Mr. Puls said.

United Dominion Realty has about 1,335 apartments under construction nationwide, including a project in Las Colinas.
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  #720  
Old Posted Aug 28, 2005, 5:44 PM
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Location: Dallas.TX Previously:Seattle/San Diego/Chicago/New London/Portsmouth
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Victory's draw expands
http://www.dallasnews.com/sharedcontent/dws/bus/stories/082605dnbusstemmons.1c8cb420.html
Developer eyes tract just across Stemmons for apartments
09:21 PM CDT on Thursday, August 25, 2005
By STEVE BROWN / The Dallas Morning News

The Uptown boom may soon leap Stemmons Freeway. One of the country's biggest apartment developers and investors is negotiating to buy a tract on the west side of Stemmons near Victory to build hundreds of apartments.

United Dominion Realty Trust Inc. of Richmond, Va., a real estate investment trust that owns more than 77,000 U.S. apartments, has signed a contract to buy five acres on Stemmons Freeway at Inspiration Drive.

The vacant property is just south of Hi Line Drive near DART's Victory light rail station.

Real estate brokers tracking the deal say United Dominion plans to build as many as 400 rental units on the property, which is owned by a Canadian investor.

The land is valued on the tax rolls at about $660,000.

A spokesman at United Dominion Realty's headquarters said Thursday that the company is in the process of buying the property but that it's too early to discuss plans for the land.

Bob Darrouzet, the broker representing the owner of the vacant block, also confirms that it's under contract.

"If this happens, it will put development in that area five years ahead of schedule," he said. "This is one of the last such unimproved properties in the Trinity Industrial District."

Located between Stemmons Freeway and the Trinity River, the Trinity Industrial District is one of Dallas' oldest warehouse and manufacturing areas. But now that construction is under way on the huge Victory complex ? which includes high-rise condominiums and apartments ? builders and investors are looking across the highway for redevelopment sites.

Proposals to build a park in the Trinity River bottoms and a series of elaborate bridges across the river are attracting interest from builders.

Real estate brokers say Irving-based apartment developer JPI is also looking at a development site near Woodall Rodgers and Stemmons.

The location is a draw, but developers are also jumping the freeway because of land prices, said Mike Puls, an apartment market consultant with Foley & Puls.

"It's an evolving location that will be very good," Mr. Puls said. "The view from downtown is beautiful from over there."

And with land costs in Uptown topping $80 per square foot, it's harder for apartment developers to buy in the neighborhoods north of downtown, he said.

"If you can buy relatively cheap dirt, you can be under the market for cost of a brand new apartment," Mr. Puls said.

United Dominion Realty has about 1,335 apartments under construction nationwide, including a project in Las Colinas.
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