At the Center of Valley View Redevelopment, a 20-Acre, $100 Million Park

Categories: Biz, City Hall

DallasMidtown.JPG
Via the City of Dallas
Transforming Valley View Center from a dystopian wasteland into Dallas Midtown, a mammoth, 450-acre complex of restaurants and offices and stores and apartments and retail, won't be cheap. More than $10 billion was the figure floated when developer Scott Beck first went public with the idea last year.

Most of that will come from the private sector -- but not quite all. The Dallas City Council is set to chip in $360 million in the form of reimbursements through a newly created TIF district.

In TIF districts, the city captures the future property tax revenue generated by new development in the district and uses it to help offset the costs of that development. In this instance, the development in North Dallas will help fund development around Southwest Center Mall in Red Bird, which, while separated geographically, was included in the district.

TIF funds aren't typically used to build parks. In this case, however, there will be a whopping $70.9 million set aside to buy land for Midtown Commons, a 10- to 20-acre parcel of green space at the heart of Beck's development.

See also: The New Valley View Will Be Like Uptown, With a Gondola

Councilman Lee Kleinman, whose district includes Valley View, describes the park as an "anchor" for the project, much like a train station serves as the anchor for a transit-oriented development.

"[Dallas Midown] is, for lack of a better expression, a park-oriented development," Kleinman says.

The most obvious local antecedent is Klyde Warren Park, but this isn't a knockoff of the deck park. Kleinman says developers decided a large central green space was an absolute must at a charette three years ago, before Klyde Warren opened. They instead had places in mind like New York's Central Park, where real estate prices are sky-high.

From Kleinman's perspective, the city benefits by getting some much-needed green space in North Dallas.

Few details about the park have been hammered out. Kleinman expects the next step will probably be for Midtown Commons foundation, the new group created to raise private funds for the endeavor, to fund a master plan. After they decide what to include in the park, they will decide how to pay for it, likely through some combination of bond funds and private cash.

It's way too early for a cost estimate, but Kleinman guesses that putting in a basic, no-frills city park of that size would cost $20 million. Putting in a more heavily programmed venue, a la Klyde Warren, could reach $60 million.

Send your story tips to the author, Eric Nicholson.

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42 comments
dreamingofapes
dreamingofapes

The thought of getting on a packed gondola in Dallas with 6 or so strangers o_0

FauxburbanDallas
FauxburbanDallas

For the last time, Dallas, you are not an Urban, Walkable, Bikeable, dense urban-y environment, and you simply have to stop with the New York wanna-be references. Please, for the love of God, stop this. I still have tons of family in the City, and I forward all this stuff to them and they howl with laughter. And then they forward it to their friends and they howl with laughter; not with you, AT you. It's a big, hot prairie town, with unlimited land, and it doesn't have "bodegas" or a "midtown" or a "subway" or a "bridge and tunnel crowd" (however called by PBR-drinking hipsters wearing ironic workshirts with "Bud" emblazoned on the breast.) It's a nice place, but if you people try to turn it into what it ain't, you're just going to get a kind of faux urbanism that will be about as real an urban environment as was the Seinfeld set. Sure, tear down all the highways, and put a toll on every road. More people will still live in the "Mid-Cities" whatever that is, than will live in a faked-up walkable fauxburban  downtown Dallas. (Oh my God. I'm so making T-shirts that say "I live in Fauxurbia")


Dallas is a really nice place. My family was stacked like cordwood for generations in Manhattan (before you had to be a zillionaire to live there). It was cramped, loud, dirty, and obnoxious. Walking to the train station in a 40 degree rain shower is only romantic in the movies, kids. Otherwise, it's a drudgery of the highest order, and a few years of it will make you long for a three-car garage. This is a Metro: most of the population that matters here lives outside the "urban core" and will always do so. Why? Because there are more, and more pleasant places to work and live outside the "urban core" then within it. Besides, if you want that lifestyle, get much more successful and move to NYC or San Francisco. The problem with that is, you can't have a bag full of nothing and live in those places. Dallas is great for the second-tier crowd. Let's not fight it and be what we are. Do you really want to be the plain girl who thinks she can sleep her way on to the homecoming court? No, that's sad and desperate...and those slots are already taken....by the pretty girls with oceans and mountains and good weather and skyscrapers that architecture students have been STUDYING for 70 years, already. 


I know this will have no effect on the simple-minded inhabitants of this small town with big dreams. You'll continue to New-Yorkify every neighborhood, and every thing possible until there's a Tribeca, and a Greenwich Village, and people start telling me they are sitting on "the stoop," when in fact, they are sitting on "the porch"...because Texas...Not New York. I can feel DUMHHBO (Down Under the Margaret Hunt Hill Bridge) coming very, very soon. Most of you won't get that reference without Google, but enjoy the learning. I can't stop you, Dallas. You have to admit you have a problem, and then WANT to stop.

mavdog
mavdog topcommenter

The Valley View Mall property is about 20% of the "Dallas Midtown" vision.

The proposed park ties the Mall to Galleria, it's located just to the north of where the Target is currently located.

A fair question to ask is why the City should invest any money into the project, rather than letting the private investment community carry the cost. After all the private investment community, and specifically Beck Ventures, are the ones who will make the profit.

CheeryBitch
CheeryBitch

450 acres of development and they can only muster 10, maybe 20, acres for a park space? Still seems dystopian, no?

DeLaNate
DeLaNate

Hmmmm. Traffic on LBJ and the tollway looks suspiciously light for daylight hours, so I'm already skeptical of this plan.

ScottsMerkin
ScottsMerkin topcommenter

The whole fucking  city is going to be a TIF at the rate its TIFing things these days

WhiteRockLaker
WhiteRockLaker

That is an amazing level of density to NOT be supported by mass transit. The Dallas City Council should NOT back any proposal like this that does not include access or a connection to DART light rail.

And quite frankly, it is not believable....where is the parking to support this density.....underground?

robyn.b311
robyn.b311

Because we really need a gondola and more shops and restaurants...

ozonelarryb
ozonelarryb

No hope unless they build a Veteran's Hospital across the street.

holmantx
holmantx topcommenter

How much did that rendition cost?

oldest trick in the book.

Beck tried this in Deep Ellum.  

Got the City all TIFF'd up.  Had contracts on 10 acres of chopped up period buildings.

His financing fell through.

But he had a really snappy rendition.

How long is the fuse on the contracts?  It costs a lot of money to keep the underlying contracts renewed.  

TheRuddSki
TheRuddSki topcommenter

As with any development in a Dallas, what if they find themselves Up to their asses in goat bones?

Daniel
Daniel

@FauxburbanDallas  They "howl with laughter"? Shouldn't they be entirely indifferent to the goings-on in the hinterlands? 

Oxtail
Oxtail

@FauxburbanDallas  God forbid Dallas become like New York Shitty. Bless your little heart for thinking thats what we natives really want. Coastal cities like New York, San Francisco, and Boston were designed around the horse and buggy while western cites like L.A., Phoenix, and Dallas were built around the automobile. What a stupid carpetbagger comparison.


That being said, the older denser "urban core,"  grew during the 20's and 30's when people walked more and used the trains to go long distances. Downtown's DNA is a "Walkable, Bikeable, dense urban-y environment."

WhiteRockLaker
WhiteRockLaker

@FauxburbanDallas Wanting Dallas t be a more livable city does not mean anyone wants to re-create New York on the prairie. Implying so...is just another example of New York arrogance and belief that we all want to live there.


CheeryBitch
CheeryBitch

@mavdog Probably the same reason Frisco is spending $100+ million dollars on the new Cowboys' practice facility. Their convoluted reasons are explainable to only them (one can hope).

RTGolden1
RTGolden1 topcommenter

@mavdog Because, if you don't use public monies, there's less room for graft?

rusknative
rusknative

@WhiteRockLaker Dart....Dallas' transportation contribution to racial desegregation venues and increased white suburban flight from DISD.

Oxtail
Oxtail

@WhiteRockLaker  Mass transit!? The plans for that green park in the middle can just be changed to put an elevated freeway through it. Just like Downtown.

mavdog
mavdog topcommenter

@WhiteRockLaker

They have plans to include a station for the Cotton Belt line...if it is ever built.

mavdog
mavdog topcommenter

@holmantx

Beck has closed the purchase of the Mall and the vacant anchor tracts. Sears is still open and they own their property.

Daniel
Daniel

P.S. Your post actually made me laugh, not at you, WITH you. 

FauxburbanDallas
FauxburbanDallas

@Oxtail"grew during the 20's and 30's when people walked more and used the trains to go long distances."

Yes, but then the future happened. The city of Dallas,  it can be argued, does not actually exist except as a component, albeit an important one, of the DFW Metroplex area. It's a dependent of a greater whole. Even if you live right in the epicenter of downtown Dallas, you actually live in an Area, not a city. Take away the rest, and Dallas is Memphis, TN. Let's deal with reality, and not fantasies of "glittering crowds and shimmering clouds in canyons of steel..." shall we?

WhiteRockLaker
WhiteRockLaker

@rusknative @WhiteRockLaker Sorry. But I call "bull shit" on that overused stereo-type/excuse.

While there may have been a time, when that was true...the escalating property values on established inner city Dallas neighborhoods point to the desirability of urban Dallas living. And the growth of TOD around DART rail stations illustrates that the growth of the DART system is a catalyst for urban growth.


WhiteRockLaker
WhiteRockLaker

@mavdog @WhiteRockLaker


Really? The plans for the Cotton Belt Line on DARTs website indicate the alignment of this line much further to the north....it is up near Addison Town Center where it crosses the Tollway.

holmantx
holmantx topcommenter

@mavdog @holmantx  

True.  But whoever loaned Quantum Holdings (Beck) $34,000,000 to buy the tract  has him on a timeline.

TheRuddSki
TheRuddSki topcommenter

@TheCredibleHulk

Who would have the cojones to admit even having a "Calatrava"?

dreamingofapes
dreamingofapes

@FauxburbanDallas ?? If you live 'right in the middle of Dallas' today you would probably live in uptown. Which is completely "walkable," clean, and void of the garbage experienced by NYC residents. As some one who lives in Dallas and works abt 1/4 of the year in NYC I personally can't wait for my flight out of NYC each time. Don't get me wrong-- there's a lot to love... but for about 7 days at max. 


Dallas, now in a growth phase, has the opportunity to use cities such as NYC and LA as case studies-- take the good and leave the bad. 


I've been to Memphis several times as well... you're quite delusional. 

ScottsMerkin
ScottsMerkin topcommenter

@mavdog @ScottsMerkin  Sweet, the Colony.  Maybe Ill drive my civic up there, park in the burger king parking lot and reminisce of my post high school days of import car meets, and street cruises

mavdog
mavdog topcommenter

@ScottsMerkin

NFM is in The Colony. You don't have to go all the way to Frisco to get there....:)

ScottsMerkin
ScottsMerkin topcommenter

@mavdog @CheeryBitch  I more interested in driving to Frisco to see that Nebraska Furniture Mart than I am that Cowboys theme park.  If Im going to Frisco for anything else, its to see the other football team that already resides there at Toyota Park

scottindallas
scottindallas topcommenter

@ScottsMerkin @mavdog
I would take your bet.  Those apts could be razed and would allow this type of development.  The buildings ain't worth much...

ScottsMerkin
ScottsMerkin topcommenter

@mavdog  They might as well call it the DART 2130 plan.  Cars will fly before an underground Dart Station is built in Midtown

mavdog
mavdog topcommenter

@WhiteRockLaker

from Wilonsky's article of last week (can't link or the post gets whacked...)

"There’s the hope that one day Dallas Area Rapid Transit will build a station there, using Midtown as a way station that could connectthe maybe-one-day Cotton Belt Rail Lane with downtown via a sunken station. Beck said in an interview last week that it’s on DART’s to-do list as it begins to revisit its outdated 2030 plan; DART’s not ready to commit, not just yet."

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