I've lived in Garland for a long time now, but I haven't spent all that much time downtown. The area has experienced various degrees of "deadness" over the years, and when Firewheel Town Center opened back in '05, it appeared that the fake downtown would supplant the original one as the major center for activity in the city.
But Garland's a big place, and downtown always had a few cards to play (the DART station, the Granville Arts Center, the Plaza Theatre, and so on). And about a year ago, when I played a wedding reception at the Granville complex, I was able to observe the rise of a mixed-use development that's certain to help revitalize downtown: It's called Fifth Street Crossing, and it's up and ready to go.
The location really couldn't be better, as it's within easy walking distance (as in two blocks or less) of the three places listed above, as well as the downtown square, which seemed remarkably busy today. (Was it the holiday, or have things improved that much since the last time I was downtown?) I look forward to seeing what types of retail establishments go in the street-level spaces below the apartments, and the square and surrounding blocks are already home to some really good eateries, including Vetoni's on Main Street, where I ate last week, and the Corner Pocket Sandwich Shoppe, which was the site of today's lunch.
There's still a bit of work to be done in the surrounding area (the old freight rail station to the north of the property needs some big-time sprucing up), but the new development is an instant improvement to the area, and despite its new-ness, it blends in just fine with the surrounding architecture. And while the atmosphere is pretty subdued at the moment, as more people and businesses move in, downtown Garland should be hoppin' in a way that hasn't been seen in a long time.
My only gripe about all this? The prices, of course. I've long said that, as an unabashed New Urbanism fan, I'd consider living the lifestyle myself if a few things could happen: 1) I could afford a Wenger module to dampen the sounds of my practicing ( this would be a prerequisite of my ever sharing internal walls with another household), and 2) I could afford the residences themselves. A look at the floor plans for Fifth Street Crossing reveals an unfortunate truth: Their least-expensive unit (an efficiency) is a shade less per month than my mortgage payment, but it's also around half the square footage of my house. Meanwhile, their unit that comes closest to my house in square footage (but still falls short) is $600 a month more than my mortgage. (And yes, I probably wouldn't consider this place specifically since it's all rentals, and, being firmly ensconced in the world of homeownership, I still view renting--where, at the end of the day, you end up with no equity to show for your years of payments--as a step backwards. But it's not like I could afford a Southlake Brownstone or any other resident-owned New Urbanist dwelling, either--not unless my salary magically sextupled overnight.)
So, while I may not be able to afford to live this lifestyle anytime soon, I'm still going to patronize places like this and sing their praises in places like this blog and Twitter. These places are great for the community, and I'll do what I can to walk the walk (often literally) and spread the word.
Showing posts with label New Urbanism. Show all posts
Showing posts with label New Urbanism. Show all posts
Friday, April 02, 2010
Saturday, March 06, 2010
New Urbanism on the Rise in Fairview
When errands took me to the Allen/Fairview area today, I took advantage of the recent opening of The Village at Fairview, a New Urbanist center that's directly across the street from, and a sibling to, The Village at Allen, which is itself a big-box center that opened last fall (and also features a full-service hotel and the new Allen Events Center).
Unlike Firewheel, which opened about two-thirds full, Fairview did what I suppose could be called a "soft opening": the "Coming Soon" signs still vastly outnumber the actual businesses at this point, but with the recent opening of Dillard's at the west end, the three major anchors (J.C. Penney and Macy's being the other ones) are now in place. Besides a wide variety of shops and restaurants, the center will boast a movie theatre and bowling alley by year's end, and the east end of the development will feature a new town hall for the host community of Fairview.
The architecture of Fairview is much more modern in nature than the "classic" designs of Firewheel or Southlake, but it's well-designed and pleasing to the eye. Like Austin's Domain development, Fairview features luxury apartments above several portions of the street-level retail, along with another section just to the north. And since the entire main streetscape is already in place, the area is ripe for walking, even if you have to dodge a construction vehicle here and there.
As I said, there's not a lot there yet, though the directory promises much more to come (the listing of when each store is slated to open is very helpful), but in the meantime, I'm psyched to see that a The Purple Cow has already opened. It may not be any closer to me than the North Dallas or north Plano locations, but the lack of traffic (Dallas) or extra tolls (Plano) is welcome.
As I've said many times before, I'm a big fan of New Urbanism, and it's encouraging to see new projects of this kind open up, especially one that's as well-designed as Fairview. I look forward to more openings here throughout the year.
Unlike Firewheel, which opened about two-thirds full, Fairview did what I suppose could be called a "soft opening": the "Coming Soon" signs still vastly outnumber the actual businesses at this point, but with the recent opening of Dillard's at the west end, the three major anchors (J.C. Penney and Macy's being the other ones) are now in place. Besides a wide variety of shops and restaurants, the center will boast a movie theatre and bowling alley by year's end, and the east end of the development will feature a new town hall for the host community of Fairview.
The architecture of Fairview is much more modern in nature than the "classic" designs of Firewheel or Southlake, but it's well-designed and pleasing to the eye. Like Austin's Domain development, Fairview features luxury apartments above several portions of the street-level retail, along with another section just to the north. And since the entire main streetscape is already in place, the area is ripe for walking, even if you have to dodge a construction vehicle here and there.
As I said, there's not a lot there yet, though the directory promises much more to come (the listing of when each store is slated to open is very helpful), but in the meantime, I'm psyched to see that a The Purple Cow has already opened. It may not be any closer to me than the North Dallas or north Plano locations, but the lack of traffic (Dallas) or extra tolls (Plano) is welcome.
As I've said many times before, I'm a big fan of New Urbanism, and it's encouraging to see new projects of this kind open up, especially one that's as well-designed as Fairview. I look forward to more openings here throughout the year.
Monday, September 28, 2009
New Urbanism at Night
I've sung the praises of the Shops at Legacy many times on this blog, so it should come as no surprise that I don't need too many excuses to stop there when I'm in the area. Saturday night, with a gig about five minutes away, provided me with that very opportunity.
Most of my Legacy stops have been in the afternoon or early evening, so it was interesting to see the place this late at night (I stopped at Starbucks to do some reading, and they were open until 11:30). And what I saw impressed me a great deal; the place was absolutely hoppin' at that hour. This makes sense upon further review; unlike, say, Firewheel, which is mostly organized around shopping, there are an abundance of full-service restaurants at Legacy, many of which stay open late. (There is one corner of Southlake Town Square which almost fits the same bill, but it's not densely populated with restaurants in the way that Legacy's Bishop Road is.) I would have loved to take the "picture that's worth a thousand words" to demonstrate the vibrance of this place, but there really were too many cars on the street to do it. At 11:30 at night. In the suburbs. Take that, "I Won't Go North of LBJ Because There's Nothing There" snobs.
(Happy moment of the night: Seeing a new Sambuca restaurant in Legacy. Sad moment of the night: Hearing music that was about as far removed from jazz as you can get, coming out of that same Sambuca. I'm sorry these guys have abandoned their roots, and, while I really like the food, I can't justify paying those prices if I'm not going to enjoy the music. Ahh, for the days when I could hear the likes of MIchael Brecker or Pharoah Sanders at one of their locations...)
As I said in a few recent posts, I'm a huge fan of New Urbanism, and, were it not for the musician's dilemma of needing to not share walls with anyone else (and, OK, the musician's dilemma of needing more money), I'd choose this lifestyle in a heartbeat. But in the meantime, I'll certainly enjoy the amenities it offers to the outside world and support such developments as much as I can.
Most of my Legacy stops have been in the afternoon or early evening, so it was interesting to see the place this late at night (I stopped at Starbucks to do some reading, and they were open until 11:30). And what I saw impressed me a great deal; the place was absolutely hoppin' at that hour. This makes sense upon further review; unlike, say, Firewheel, which is mostly organized around shopping, there are an abundance of full-service restaurants at Legacy, many of which stay open late. (There is one corner of Southlake Town Square which almost fits the same bill, but it's not densely populated with restaurants in the way that Legacy's Bishop Road is.) I would have loved to take the "picture that's worth a thousand words" to demonstrate the vibrance of this place, but there really were too many cars on the street to do it. At 11:30 at night. In the suburbs. Take that, "I Won't Go North of LBJ Because There's Nothing There" snobs.
(Happy moment of the night: Seeing a new Sambuca restaurant in Legacy. Sad moment of the night: Hearing music that was about as far removed from jazz as you can get, coming out of that same Sambuca. I'm sorry these guys have abandoned their roots, and, while I really like the food, I can't justify paying those prices if I'm not going to enjoy the music. Ahh, for the days when I could hear the likes of MIchael Brecker or Pharoah Sanders at one of their locations...)
As I said in a few recent posts, I'm a huge fan of New Urbanism, and, were it not for the musician's dilemma of needing to not share walls with anyone else (and, OK, the musician's dilemma of needing more money), I'd choose this lifestyle in a heartbeat. But in the meantime, I'll certainly enjoy the amenities it offers to the outside world and support such developments as much as I can.
Sunday, September 20, 2009
These Folks Say "Thumbs Up" to New Urbanism
I've talked a lot about New Urbanism on this blog, and longtime readers will know that I'm an unabashed fan of the concept. (Why? I'll repeat my reasons one more time: 1) I love the old-school architecture; 2) I love the walkability that's promoted by these places; 3) I love the vibrancy of the mixed-use layout--usually some combination of retail, residential and offices--without having to deal with the "grit" of true urban areas; 4) Because there's more land to use in the suburbs, there's often a lot of green space that's not always available in traditional urban settings.)
It seems like New Urbanism is always having to be defended from attacks by snobby city dwellers--let's call them Old Urbanists for now--who tend to believe that anything outside the city center is but a vast expanse of soulless wasteland; they'd like nothing more than to require everyone to live in the same neighborhood density that they do. (Never mind the fact that the suburbs tend to be a much better place for raising kids, and many of these same people will flock there in a [non-] New York minute once little Breanna or Chase arrive on the scene. The urban lifestyle has its appeal, for sure, but kids need space and good schools, which many urban areas tend to lack.)
But even though I'm a big flag-waver for New Urbanism, I can't exactly put my money where my mouth is, because, well, the money part is a little lacking; as a jazz musician and educator, these types of places are beyond my budget at the moment, though that still doesn't keep me from patronizing and enjoying them. (There's also the issue of practicing--something for which I really need my own four walls, at least until I can afford a Wenger module; again, see the money part above.)
Still, the idea is catching on, and yesterday's DMN profiled some couples who have put down roots in one of my favorite New Urbanist oases: Watters Creek in Allen, which I first posted about (and later added some pictures) a little less than a year ago. One couple, Jana and Mike Brosin, like the convenience of the loft lifestyle:
As I said, I'm a fan of this concept, so I'm happy to help spread the good news even if I can't quite yet do this lifestyle myself.
I'm downon with the Farm: When I first posted about Watters Creek last year, I called it by its full name: Watters Creek at Montgomery Farm. Remembering the days when there was an actual farm at the site, it didn't sink in that Watters Creek was in fact just a small (if vital) part of a much larger development. But as a matter of fact, Montgomery Farm refers to pretty much the entirety of the area along Bethany Road, all the way to its western terminus at Alma. The area includes several small neighborhoods of homes, an office park that's about to take shape, a ton of open space, and even a partnership with the adjacent Connemara Conservancy (all new residents get a year's membership for free).
Browsing the site last night, the area that looked most appealing to me was The Park. As the site describes it,
The minute I drove into The Park, I was in love. Enamored. Smitten. Besotted, even. Now this was what I call a neighborhood. I could totally see raising my (theoretical, at this point) kids in a place like this. For one thing, I'm an architecture nut, and these houses are the antithesis of the typical North Dallas Special/McMansion type usually found in the 'burbs. But this neighborhood just gives off a certain vibe to me that says things like "wholesome," "All-American," "reminiscent of a better time" to me. Sure, you'd have to have a car to get around here, but it's also within walking distance of an elementary school (for those theoretical kids)...and, on a good day, of Watters Creek as well. WIthin rock-throwing distance of New Urbanism, but still with your own four walls. Sounds like a winner all around in my book.
Granted, the houses here cost four times what mine does--for more than double the square footage, mind you--so this is not in my immediate future. But my Lottery House has a new address. (And if I were to win said lottery soon, that address might be here or here; visit these links while they're still live--i.e. until someone buys the houses--and see why I fell in love with the area.)
Meanwhile, up the road...: I also took the time to drive by some of the new shopping areas at 75 and Stacy Road--the Village at Allen (mostly open) and the Village at Fairview (mostly still being built), known collectively as The Villages. The Allen side is mostly big boxes with restaurant pads, but it's tastefully laid out and includes a forthcoming arena that will evidently house a minor-league hockey team. The Fairview part looks to be in a mostly New Urbanist design when it gets done, including the obligatory luxury apartments and lofts. I'll post again about this place when more of it is completed.
It seems like New Urbanism is always having to be defended from attacks by snobby city dwellers--let's call them Old Urbanists for now--who tend to believe that anything outside the city center is but a vast expanse of soulless wasteland; they'd like nothing more than to require everyone to live in the same neighborhood density that they do. (Never mind the fact that the suburbs tend to be a much better place for raising kids, and many of these same people will flock there in a [non-] New York minute once little Breanna or Chase arrive on the scene. The urban lifestyle has its appeal, for sure, but kids need space and good schools, which many urban areas tend to lack.)
But even though I'm a big flag-waver for New Urbanism, I can't exactly put my money where my mouth is, because, well, the money part is a little lacking; as a jazz musician and educator, these types of places are beyond my budget at the moment, though that still doesn't keep me from patronizing and enjoying them. (There's also the issue of practicing--something for which I really need my own four walls, at least until I can afford a Wenger module; again, see the money part above.)
Still, the idea is catching on, and yesterday's DMN profiled some couples who have put down roots in one of my favorite New Urbanist oases: Watters Creek in Allen, which I first posted about (and later added some pictures) a little less than a year ago. One couple, Jana and Mike Brosin, like the convenience of the loft lifestyle:
"It's kind of our mini Manhattan," Jana says from her fifth-floor unit overlooking a meandering man-made waterway and the Blue Fish Japanese restaurant. "The greatest benefit in renting is that you don't even have to change an air filter. There's no lawn, no maintenance."Meanwhile, their neighbors, the Pates, who have spent some time in Europe, were drawn to the European-style vibe of the place:
That was the main draw for the midlife couple. They wanted a lock-and-leave lifestyle because they plan to travel and buy a vacation house at Cedar Creek Lake. Wanting to avoid the hustle and bustle of downtown Dallas, they chose the Allen development for its proximity to restaurants and shops as well as their longtime church and Crest Auto Group, which Mike owns.
"It's so much easier," Nichole says. Watters Creek houses DSW, Ann Taylor Loft, Sephora, Victoria's Secret and Mi Cocina, among others. And, she says, "We don't even have to drive to get groceries." There's a Market Street supermarket on-site.A lot of the articles I've read about suburbs tend to be of the "bashing" variety, so it's nice to see that there are folks out there who would best be described as "city people" who are thriving in New Urbanist environments. (Again, these two couples are both empty-nesters; I'd be interested in hearing from couples with kids who are living in this way, but again, the suburban school systems such as Allen's would certainly be a draw for a lot of parents.)
The Pates share one car. With Nichole's flexible schedule as a personal fitness trainer, she drives Michael to and from the nearby DART rail station in Plano every day.
As I said, I'm a fan of this concept, so I'm happy to help spread the good news even if I can't quite yet do this lifestyle myself.
I'm down
Browsing the site last night, the area that looked most appealing to me was The Park. As the site describes it,
Defined by vintage-style architecture and traditional front porches, The Park promises the charm of historic details paired with the livability of modern conveniences. This unique neighborhood of 90 homes offers the best of all worlds – natural green spaces and hiking and biking trails combined with proximity to shopping, dining, entertainment, and employment centers.The architecture was immediately appealing to me (see a picture at the link), so I knew that I had to check this out on my next Sunday drive (yes, we do research for this blog!). Today being a Sunday and all, that's exactly what I did.
The minute I drove into The Park, I was in love. Enamored. Smitten. Besotted, even. Now this was what I call a neighborhood. I could totally see raising my (theoretical, at this point) kids in a place like this. For one thing, I'm an architecture nut, and these houses are the antithesis of the typical North Dallas Special/McMansion type usually found in the 'burbs. But this neighborhood just gives off a certain vibe to me that says things like "wholesome," "All-American," "reminiscent of a better time" to me. Sure, you'd have to have a car to get around here, but it's also within walking distance of an elementary school (for those theoretical kids)...and, on a good day, of Watters Creek as well. WIthin rock-throwing distance of New Urbanism, but still with your own four walls. Sounds like a winner all around in my book.
Granted, the houses here cost four times what mine does--for more than double the square footage, mind you--so this is not in my immediate future. But my Lottery House has a new address. (And if I were to win said lottery soon, that address might be here or here; visit these links while they're still live--i.e. until someone buys the houses--and see why I fell in love with the area.)
Meanwhile, up the road...: I also took the time to drive by some of the new shopping areas at 75 and Stacy Road--the Village at Allen (mostly open) and the Village at Fairview (mostly still being built), known collectively as The Villages. The Allen side is mostly big boxes with restaurant pads, but it's tastefully laid out and includes a forthcoming arena that will evidently house a minor-league hockey team. The Fairview part looks to be in a mostly New Urbanist design when it gets done, including the obligatory luxury apartments and lofts. I'll post again about this place when more of it is completed.
Sunday, September 06, 2009
Just Another Old-Fashioned Holiday Street Festival in the City
There were live bands, food tents, streets closed off so that people could walk around unhindered by traffic, and every restaurant's patio seating was full of people--an urban delight at its finest.
Except in this case, the city was...Plano.
I originally went to the Shops at Legacy's "Labor Day at Legacy" event to see a friend play in one of the bands, but I ended up staying for quite some time after the people I was with had left. The festival was at least partiallly intended to show off the newest section of the area's North End (across Legacy Dr. from the original section), but it turned into a great place for people to hang out on a beautiful Sunday afternoon. There was just enough shade under the large office building to the west of the stage to accommodate band-watchers who didn't want to spend too much time in the sun, while the new fountain (inspired by the one at the Bellagio in Las Vegas) served as both a sunny vista and a place to literally get one's feet wet:
(I can't begin to tell you how many times I tried to get a shot of the fountain in all its choreographed splashing glory, but, as Maxwell Smart might say, I missed it by that much.) By the end of the afternoon, the shade had enveloped the entire area, and the rim of the fountain was nearly full, as it had become the go-to seating area for catching the last band.
I've spent a decent amount of time in the southern half of Legacy (home of Half Shells, Taco Diner and the like), but I'll admit that I'd never ventured across the street until today. From the looks and smells of things, there are definitely some restaurants that warrant my attention later, and I'll need to make a much longer visit to Legacy Books than my ten-minutes-till-close overview today. The highly-touted two-and-a-half-level independent bookstore--there's a mezzanine tucked in between the first and second floors--looks very nice and seems to be chock-full of interesting stuff. (I do have to say that, especially after all the time I've spent in this blog lamenting the rapidly-shrinking CD sections of the Big Two bookstores, it was somewhat jarring to see a store of similar size without a music section at all. But bibliophiles will have a field day in there, and it warrants further attention.)
As I've said on many previous occasions, I'm an unabashed fan of New Urbanism, and, if I had a lot more money (and a Wenger module for practicing), I'd seriously consider living in a place like this. Certain city dwellers may thumb their noses at the suburbs for their car-centeredness and generic, boxy buildings and cookie-cutter McMansions, but to me, something like Legacy combines the best elements of the city (mixed retail and residential, green space, walkability) with the best elements of the suburbs (safety, convenience, proximity to good schools); it's a win-win situation.
Hopefully, today's festivities weren't a one-off meant only to launch the new section, but rather the start of an annual tradition. I'd certainly come back, friend in the band or not. Yes, there really is culture to be found (way) north of LBJ Freeway, and it was on display in droves today.
Except in this case, the city was...Plano.
I originally went to the Shops at Legacy's "Labor Day at Legacy" event to see a friend play in one of the bands, but I ended up staying for quite some time after the people I was with had left. The festival was at least partiallly intended to show off the newest section of the area's North End (across Legacy Dr. from the original section), but it turned into a great place for people to hang out on a beautiful Sunday afternoon. There was just enough shade under the large office building to the west of the stage to accommodate band-watchers who didn't want to spend too much time in the sun, while the new fountain (inspired by the one at the Bellagio in Las Vegas) served as both a sunny vista and a place to literally get one's feet wet:
(I can't begin to tell you how many times I tried to get a shot of the fountain in all its choreographed splashing glory, but, as Maxwell Smart might say, I missed it by that much.) By the end of the afternoon, the shade had enveloped the entire area, and the rim of the fountain was nearly full, as it had become the go-to seating area for catching the last band.
I've spent a decent amount of time in the southern half of Legacy (home of Half Shells, Taco Diner and the like), but I'll admit that I'd never ventured across the street until today. From the looks and smells of things, there are definitely some restaurants that warrant my attention later, and I'll need to make a much longer visit to Legacy Books than my ten-minutes-till-close overview today. The highly-touted two-and-a-half-level independent bookstore--there's a mezzanine tucked in between the first and second floors--looks very nice and seems to be chock-full of interesting stuff. (I do have to say that, especially after all the time I've spent in this blog lamenting the rapidly-shrinking CD sections of the Big Two bookstores, it was somewhat jarring to see a store of similar size without a music section at all. But bibliophiles will have a field day in there, and it warrants further attention.)
As I've said on many previous occasions, I'm an unabashed fan of New Urbanism, and, if I had a lot more money (and a Wenger module for practicing), I'd seriously consider living in a place like this. Certain city dwellers may thumb their noses at the suburbs for their car-centeredness and generic, boxy buildings and cookie-cutter McMansions, but to me, something like Legacy combines the best elements of the city (mixed retail and residential, green space, walkability) with the best elements of the suburbs (safety, convenience, proximity to good schools); it's a win-win situation.
Hopefully, today's festivities weren't a one-off meant only to launch the new section, but rather the start of an annual tradition. I'd certainly come back, friend in the band or not. Yes, there really is culture to be found (way) north of LBJ Freeway, and it was on display in droves today.
Tuesday, August 25, 2009
A New Urbanism Review...for Later
I had a brief piece of business down by SMU this morning, and, with a little time to kill on the way back, I decided to check out the new Park Lane development across Central Expressway from NorthPark mall. I'd read a lot about it as it was going up, and since there were NOW OPEN banners up, it seemed like a good time to take a long drive and short stroll (once I'm a little more healed, it'll be the other way around) through the place and report back on it here.
But I guess the report will have to wait, as there's just not enough of the place done yet. A quick perusal of the directory (which I should have called up on my iPhone before I arrived) shows that there will eventually be a lot of things there, but right now it just seemed like a lot of downtowns (at least in cities that aren't named "New York" or "Chicago") on an average Sunday--big tall buildings and quiet, empty streets. (They're very clean empty streets, mind you, especially compared to the average downtown.)
So I'll have to come back to this one, literally and figuratively. The one thing i can say thus far is that the area does lack all but a small amount of what to me is an important New Urbanist amenity--close-in street parking. The bulk of the parking is relegated to a bunch of giant garages (this morning, of course, I had my pick of spaces, but I could see it getting crowded when the place builds out a bit more). There are a few street spaces here and there (which require parallel parking instead of the more common diagonal variety), but, by and large, you can't drive right up to your intended store and park there, which is a shame.
Still, I need to see this place again in a few months when it's more vital. I'll do a true review at that time.
But I guess the report will have to wait, as there's just not enough of the place done yet. A quick perusal of the directory (which I should have called up on my iPhone before I arrived) shows that there will eventually be a lot of things there, but right now it just seemed like a lot of downtowns (at least in cities that aren't named "New York" or "Chicago") on an average Sunday--big tall buildings and quiet, empty streets. (They're very clean empty streets, mind you, especially compared to the average downtown.)
So I'll have to come back to this one, literally and figuratively. The one thing i can say thus far is that the area does lack all but a small amount of what to me is an important New Urbanist amenity--close-in street parking. The bulk of the parking is relegated to a bunch of giant garages (this morning, of course, I had my pick of spaces, but I could see it getting crowded when the place builds out a bit more). There are a few street spaces here and there (which require parallel parking instead of the more common diagonal variety), but, by and large, you can't drive right up to your intended store and park there, which is a shame.
Still, I need to see this place again in a few months when it's more vital. I'll do a true review at that time.
Sunday, October 05, 2008
A New Level of New Urbanism in the Metroplex [UPDATED WITH PHOTOS]
It was totally on a lark that I even visited this place today. I was on my way home from the Mid-Cities and decided to drive the new 121 Tollway in its entirety just to check on the progress of the part that's still being built. While doing so, I remembered driving by the recently-built New Urbanist center in Allen the other night and wondering what it was like. I had heard that there were a bunch of upscale restaurants in there, but otherwise, I was fairly unfamiliar with it. With a little time to kill in the afternoon, I decided to check it out.
The new development is called Watters Creek at Montgomery Farm, and I have to say that I was extremely impressed; it's the most "urban" of the New Urbanist developments I've seen so far. It may not look like much from the freeway, where most of what can be seen is a pair of parking garages, but the streetscape portion is a delight to behold.
The one thing that stands out about Watters Creek is its design; the best way I could describe it is a "curvy sideways letter A." There is a main street running through the development, but the street that bisects it starts out parallel to it and then curves around to meet it, forming the curved part of the A, while another street connects the two in the middle. But even more unique is the topography of the land and the use of water. A creek runs through the middle, running parallel to the inner connector street, with lots of open space, and the whole thing rides a gentle hill up to where the two main streets intersect. The only anchor store is a Market Street grocery, but it faces Bethany Road and is elevated and somewhat separated from the streetscape, which is accessible from a descending staircase between the grocery and a Borders bookstore. The hills and the water remind me a bit of a small European town, although the image that kept running through my head was that of Middlebury, Vermont (pictures here). With the exception of the Brownstone area of Southlake Town Square, this is the only time I've seen a New Urbanist development pay this much attention to the lay of the land; it's very effective. It may have been built only a few months ago, but it looks like it belongs there.
Parts of Watters Creek are still being built; the now-obligatory loft apartments are nearly done, and a few more stores are being added to the south of the main intersection. One of the more interesting aspects of the place is that many of the close-in street spaces have parking meters; while some people might gripe about this practice--unheard of in the suburbs, for the most part--two things stand out: 1) Many of the meters are free for hybrids, and 2) The idea is to get as many people as possible to park in the remote garages and walk the entire streetscape during their visit. These two things dovetail nicely with the fact that Watters Creek is the first retail development in Texas to be LEED (Leadership in Energy and Environmental Design) certified. And all the revenue from the parking meters goes to selected local charities throughout the year.
The center has quite a busy events calendar, and I'm definitely going to see what it would take to get a band (be it my own, a school group, or both) to play there, since it's so close to the college (and only twenty minutes from home).
As I've said many times before, I'm an unabashed fan of New Urbanism. Sure, there are people who have said that the suburbs will suffer as gas gets more and more expensive, but that idea is based on the flawed assumption that everyone works downtown. If anything, the suburbs need more places like this, where people can live and shop and gather and eat (and sometimes even work), leaving the car on the periphery while doing so.
One other thing that's cool: Watters Creek seems to operate like a town and less like a mall with regard to photography. Not only do security people not freak out when you take pictures, the management actually encourages people to do so and upload their best shots to the website.
I think I just found my new place to take chill breaks and walk breaks on college teaching days...
UPDATE: I returned later in the week and took a few pictures:
A typical block of stores, with soon-to-be-completed lofts above
Trees line a portion of the creek that bisects the area
True to its name, there's a lot of "watter" in this development
I want to eventually do a "night and day" contrasting set of photos, but I'll have to use the real camera for the night shots, as the phone-cam doesn't do them justice...
The new development is called Watters Creek at Montgomery Farm, and I have to say that I was extremely impressed; it's the most "urban" of the New Urbanist developments I've seen so far. It may not look like much from the freeway, where most of what can be seen is a pair of parking garages, but the streetscape portion is a delight to behold.
The one thing that stands out about Watters Creek is its design; the best way I could describe it is a "curvy sideways letter A." There is a main street running through the development, but the street that bisects it starts out parallel to it and then curves around to meet it, forming the curved part of the A, while another street connects the two in the middle. But even more unique is the topography of the land and the use of water. A creek runs through the middle, running parallel to the inner connector street, with lots of open space, and the whole thing rides a gentle hill up to where the two main streets intersect. The only anchor store is a Market Street grocery, but it faces Bethany Road and is elevated and somewhat separated from the streetscape, which is accessible from a descending staircase between the grocery and a Borders bookstore. The hills and the water remind me a bit of a small European town, although the image that kept running through my head was that of Middlebury, Vermont (pictures here). With the exception of the Brownstone area of Southlake Town Square, this is the only time I've seen a New Urbanist development pay this much attention to the lay of the land; it's very effective. It may have been built only a few months ago, but it looks like it belongs there.
Parts of Watters Creek are still being built; the now-obligatory loft apartments are nearly done, and a few more stores are being added to the south of the main intersection. One of the more interesting aspects of the place is that many of the close-in street spaces have parking meters; while some people might gripe about this practice--unheard of in the suburbs, for the most part--two things stand out: 1) Many of the meters are free for hybrids, and 2) The idea is to get as many people as possible to park in the remote garages and walk the entire streetscape during their visit. These two things dovetail nicely with the fact that Watters Creek is the first retail development in Texas to be LEED (Leadership in Energy and Environmental Design) certified. And all the revenue from the parking meters goes to selected local charities throughout the year.
The center has quite a busy events calendar, and I'm definitely going to see what it would take to get a band (be it my own, a school group, or both) to play there, since it's so close to the college (and only twenty minutes from home).
As I've said many times before, I'm an unabashed fan of New Urbanism. Sure, there are people who have said that the suburbs will suffer as gas gets more and more expensive, but that idea is based on the flawed assumption that everyone works downtown. If anything, the suburbs need more places like this, where people can live and shop and gather and eat (and sometimes even work), leaving the car on the periphery while doing so.
One other thing that's cool: Watters Creek seems to operate like a town and less like a mall with regard to photography. Not only do security people not freak out when you take pictures, the management actually encourages people to do so and upload their best shots to the website.
I think I just found my new place to take chill breaks and walk breaks on college teaching days...
UPDATE: I returned later in the week and took a few pictures:
I want to eventually do a "night and day" contrasting set of photos, but I'll have to use the real camera for the night shots, as the phone-cam doesn't do them justice...
Wednesday, October 01, 2008
Farewell to a Childhood Icon
Yesterday was the final day of business for the old Randhurst Mall in Mt. Prospect, Illinois, where I lived when I was in kindergarten. I mentioned its impending demise in this post from a few months back.
Even though I was only five years old when I lived in Mt. Prospect, and we were only there for a year, Randhurst made an impression on me. Maybe it was the mall's unique architecture; even if I'm not sure how much the intricate design could be appreciated by a kid that young, I was at least old enough to know that it "looked cool." Or maybe it's just that it's the first time I ever "went to the mall" when I could actually remember it. For whatever reason, the place has a permanent spot in my memory.
The center's Wikipedia article describes the design thusly:
As I said in the earlier post, had I known of Randhurst's fate when I was in Mt. Prospect over spring break, I would have certainly adjusted my schedule in order to stop in and look around one last time. But today, it faces the wrecking ball, and one can only hope that its New Urbanist replacement (to open in 2010) will revitalize the area. In the meantime, I found a bunch of tributes in various places on the Web:
Even though I was only five years old when I lived in Mt. Prospect, and we were only there for a year, Randhurst made an impression on me. Maybe it was the mall's unique architecture; even if I'm not sure how much the intricate design could be appreciated by a kid that young, I was at least old enough to know that it "looked cool." Or maybe it's just that it's the first time I ever "went to the mall" when I could actually remember it. For whatever reason, the place has a permanent spot in my memory.
The center's Wikipedia article describes the design thusly:
Randhurst was designed by Victor Gruen, a pioneer of modern shopping mall design. Unlike most shopping malls of the time, which were built in a straight line between two anchoring department stores, Gruen's design was shaped like an equilateral triangle, with an anchoring department store at each angle. Additional stores lined the sides of the triangle on two levels: a conventional level and a level located half a floor below the first level (down a flight of stairs), facing the first level. A floor of offices occupied the level above this "subfloor" of stores. A ring of clerestory windows was mounted in a domed area over the center of the mall; mounted just inside these windows were numerous stained glass windows in various oval and round shapes, oriented in such a way as to cast beams of colored light into the mall itself. As the mall was built at the height of the Cold War, it included a fallout shelter big enough to hold every citizen of Mount Prospect.Again, I send you to this photo to get an idea of the unique design. Architecturally speaking, the place was definitely one of a kind.
As I said in the earlier post, had I known of Randhurst's fate when I was in Mt. Prospect over spring break, I would have certainly adjusted my schedule in order to stop in and look around one last time. But today, it faces the wrecking ball, and one can only hope that its New Urbanist replacement (to open in 2010) will revitalize the area. In the meantime, I found a bunch of tributes in various places on the Web:
- The Mt. Prospect History site chronicles the early days of the mall.
- A former tenant recalls the demographic changes that led to the mall's demise.
- Suburban moms will miss the mall, whose large play area (including a very cool carousel) served as a "winter playground" for their kids.
- A collection of pictures from the Stores Forever blog
- And an even bigger collection of pictures posted by a Flickr member; a good shot of the carousel may be found here. (And I was disappointed to read that mall security kicked this photographer out; if he was taking pictures a month before the mall closed, then it seems that chronicling history should take precedence over whatever rules were in place in the past....but that's just me.)
Wednesday, August 13, 2008
New Urbanism: A Tale of Two Cities
Longtime readers of this blog know that I'm a big fan of New Urbanism and one of its best-known elements, the "lifestyle center" shopping area that is quickly replacing the conventional enclosed mall (most notably represented in my neck of the woods by Southlake Town Square, which I've written about before, and of course my friendly neighborhood Firewheel Town Center, which has been covered here so often that it has its own post tag). It's interesting, then, to note my varying reactions to the triumph of New Urbanism over an old-school mall in two different parts of the country...
Part 1: Richardson, TX (RIchardson Square Mall). Richardson Square, built in 1977, was never really anything to write home about; it served its purpose for the people of the area (which included myself until Firewheel's opening), but it was never considered a destination of any sort. It was anchored by Sears, Montgomery Ward, Joske's and Dillard's, and when Dillard's bought Joske's, they operated both stores for a while, with the old Joske's holding most of the men's clothing, while women's wear stayed at the original store. (I used to refer to the two stores as "Mr. Dillard's" and "Ms. Dillard's," although the electronics department, contrary to what one might expect, remained in the "Ms." part.) Besides the usual clothes shopping, I saw my share of movies there back in the day, but the theatre closed when its parent company (General Cinema, if I recall correctly) fell on hard times. And the mall itself started to decline in the early '90s as nearby Collin Creek became more popular; Richardson Square was at a disadvantage by not being located adjacent to a freeway, and the surrounding area changed demographically as kids grew up and left while their parents remained in their nearby homes.
A 1998 renovation helped reverse the mall's fortunes for a while, adding a Barnes and Noble (the first one in the chain to open in a mall), an Old Navy, and a new food court built on the site of the former Joske's (as Dillard's consolidated its efforts into a single store again). When Montgomery Ward closed its doors, that building was razed and replaced with a Super Target, which brought in plenty of business but was not physically accessible from the mall proper.
When Firewheel opened in October 2005, three of the major tenants--Dillard's, Barnes and Noble, and Old Navy--relocated there (both malls were owned by Simon, which understandably didn't want to duplicate its efforts only a few miles apart, and it also makes sense that the stores wanted to be a part of the new retail trend). The mall was mostly vacant by 2006, and the inner portion of the mall (pretty much everything in between Sears and Super Target, though I'm not sure if the Ross store, which remains, got a new building out of it or not) was demolished in 2007, to be replaced by a Lowe's home improvement center, which opened this June and signified the rebirth of Richardson Square in a new form.
Writer Andrew Laska of the Richardson Echo comments on the new Richardson Square and calls its history a metaphor for the entire American shopping mall experience. He's not as bullish on Firewheel as I am, but he makes some good observations. (Granted, the loss of Richardson Square was a blow to his neighborhood, while the opening of Firewheel greatly enhanced mine, so our viewpoints are understandable in context.)
Some pictures of the near-vacant mall, taken before and during demoltion, can be found here. (The siteowner erroneously labels Dillard's as JCPenney, but the latter was never at Richardson Square.)
Part 2: Mt. Prospect, IL (Randhurst Mall). Almost a year ago, I came across an interesting site called deadmalls.com, which I discussed here. Even though I've never been a big shopping guy, the proverbial trip to the mall was always a fun thing for me, dating back to when I was really little. I was surprised, as I browsed that site, to find out that many of the places I visited as a kid had been turned into town centers (such as Westgate Mall in the Cleveland suburb, near my grandparents' house) or simply closed outright (such as Salem Mall in Dayton, Ohio, near where the other grandmother lived).
Further searches at that site led me to labelscar.com, a similar site that's done in blog form and is updated more regularly. (A labelscar is what's left when a store vacates a building and removes its signage; a good example thereof can be found on the Barnes and Noble picture from the Richardson Square slideshow linked above.) On that site, I learned of the fate of two other places I used to go when we lived in St. Louis (the longest place we stayed before moving to Houston): River Roads Mall in Jennings (home of an awesome monorail in the toy department of its main anchor, Stix, Baer & Fuller, which was sold to Dillard's in the '80s), and Northwest Plaza in St. Ann near the airport. The former was demolished in 2006 (after lying vacant for more than a decade) and its proposed successor project has yet to come to fruition, while the latter is still around but has fallen on hard times.
But the one thing that really stood out in my search was the discovery that Randhurst Mall in Mt. Prospect, Illinois--where I went to kindergarten--is about to be turned into a town center.
It may have been a few years since I was in kindergarten, but I remember Randhurst well. Its unusual design, by famed architect Victor Gruen, featured an equilateral triangle with the anchor stores at the "points," but it also had other levels--including an eventual food court--that were artfully placed in the center, but halfway in between the other floors (check out a picture here to get an idea of the design). I visited there again on a trip about 15 years ago, but I didn't have the foresight to take pictures of it back then.
The mall thrived for a while, but, like many older venues, it lost customers to the newer, bigger centers in farther-flung suburbia, and it suffered with the loss of some anchors, either to relocation or because the parent company shut down. (Also, like Richardson Square, it suffered by not being close to a freeway.) Last year, it was announced that the mall proper (the "triangle" portion) will be torn down (this is probably in progress as we speak) and made into a lifestyle center. The anchors will remain intact and open during this process.
A profile of the replacement project, to be called Randhurst Village, may be found here (it includes a cool animated video "walk-through" of the development, with the unusual juxtaposition of moving cars and stationary people). Also check out this information brochure from the developer, which includes an aerial picture of the soon-to-be-demolished original site, showing the triangle shape.
Seeing as how I just visited Mt. Prospect in March during my Chicago/Milwaukee trip, I'm kicking myself for not stopping in Randhurst. I drove right by it on my way in, but it was just a bit before noon on Easter Sunday, and I wasn't sure what would be open. Now, I sure wish that I could have gone in there one more time.
So why the mixed feelings about these two places? As I said, I'm an unabashed New Urbanism fan, and it makes sense why I celebrate the arrival of one in my neighborhood, even at the expense of an older mall. But why do I feel a glint of sadness about the new replacing the old in a place where I haven't lived since a few weeks before my sixth birthday? After all, as I wrote in an earlier post,
Richardson Square was a generic, boxy mall (and it was six miles away, whereas its replacement, Firewheel, is a healthy walk from home). Randhurst was a really unique design--confusing to some, I'm sure, but one of a kind. However, I'm sure there aren't enough "architecture freaks" in Chicagoland for that to be a drawing card in and of itself. The New Urbanist model will do a better job of that, and it's likely to attract more of the high-end businesses that will make the area thrive again. As I noted on my Chicago trip in March, Mt. Prospect--or at least my old neighborhood--has held up very well, but there hasn't been a lot of new construction in a while; this development can only help.
And while I'm sorry that I missed a possible last visit to the old place a few months ago, you had best believe that any Chicago trip from 2010 onward will include a stop at the intersection of Rand Rd. and Elmhurst Ave. (yes, the source of the name). But I won't forget what was marked that location for over four-and-a-half decades.
(Apologies for the lengthy essay; I was just on a roll and kept on going. Feel free to state your opinion about New Urbanism, or the decline of the traditional shopping mall, in the comments.)
Part 1: Richardson, TX (RIchardson Square Mall). Richardson Square, built in 1977, was never really anything to write home about; it served its purpose for the people of the area (which included myself until Firewheel's opening), but it was never considered a destination of any sort. It was anchored by Sears, Montgomery Ward, Joske's and Dillard's, and when Dillard's bought Joske's, they operated both stores for a while, with the old Joske's holding most of the men's clothing, while women's wear stayed at the original store. (I used to refer to the two stores as "Mr. Dillard's" and "Ms. Dillard's," although the electronics department, contrary to what one might expect, remained in the "Ms." part.) Besides the usual clothes shopping, I saw my share of movies there back in the day, but the theatre closed when its parent company (General Cinema, if I recall correctly) fell on hard times. And the mall itself started to decline in the early '90s as nearby Collin Creek became more popular; Richardson Square was at a disadvantage by not being located adjacent to a freeway, and the surrounding area changed demographically as kids grew up and left while their parents remained in their nearby homes.
A 1998 renovation helped reverse the mall's fortunes for a while, adding a Barnes and Noble (the first one in the chain to open in a mall), an Old Navy, and a new food court built on the site of the former Joske's (as Dillard's consolidated its efforts into a single store again). When Montgomery Ward closed its doors, that building was razed and replaced with a Super Target, which brought in plenty of business but was not physically accessible from the mall proper.
When Firewheel opened in October 2005, three of the major tenants--Dillard's, Barnes and Noble, and Old Navy--relocated there (both malls were owned by Simon, which understandably didn't want to duplicate its efforts only a few miles apart, and it also makes sense that the stores wanted to be a part of the new retail trend). The mall was mostly vacant by 2006, and the inner portion of the mall (pretty much everything in between Sears and Super Target, though I'm not sure if the Ross store, which remains, got a new building out of it or not) was demolished in 2007, to be replaced by a Lowe's home improvement center, which opened this June and signified the rebirth of Richardson Square in a new form.
Writer Andrew Laska of the Richardson Echo comments on the new Richardson Square and calls its history a metaphor for the entire American shopping mall experience. He's not as bullish on Firewheel as I am, but he makes some good observations. (Granted, the loss of Richardson Square was a blow to his neighborhood, while the opening of Firewheel greatly enhanced mine, so our viewpoints are understandable in context.)
Some pictures of the near-vacant mall, taken before and during demoltion, can be found here. (The siteowner erroneously labels Dillard's as JCPenney, but the latter was never at Richardson Square.)
Part 2: Mt. Prospect, IL (Randhurst Mall). Almost a year ago, I came across an interesting site called deadmalls.com, which I discussed here. Even though I've never been a big shopping guy, the proverbial trip to the mall was always a fun thing for me, dating back to when I was really little. I was surprised, as I browsed that site, to find out that many of the places I visited as a kid had been turned into town centers (such as Westgate Mall in the Cleveland suburb, near my grandparents' house) or simply closed outright (such as Salem Mall in Dayton, Ohio, near where the other grandmother lived).
Further searches at that site led me to labelscar.com, a similar site that's done in blog form and is updated more regularly. (A labelscar is what's left when a store vacates a building and removes its signage; a good example thereof can be found on the Barnes and Noble picture from the Richardson Square slideshow linked above.) On that site, I learned of the fate of two other places I used to go when we lived in St. Louis (the longest place we stayed before moving to Houston): River Roads Mall in Jennings (home of an awesome monorail in the toy department of its main anchor, Stix, Baer & Fuller, which was sold to Dillard's in the '80s), and Northwest Plaza in St. Ann near the airport. The former was demolished in 2006 (after lying vacant for more than a decade) and its proposed successor project has yet to come to fruition, while the latter is still around but has fallen on hard times.
But the one thing that really stood out in my search was the discovery that Randhurst Mall in Mt. Prospect, Illinois--where I went to kindergarten--is about to be turned into a town center.
It may have been a few years since I was in kindergarten, but I remember Randhurst well. Its unusual design, by famed architect Victor Gruen, featured an equilateral triangle with the anchor stores at the "points," but it also had other levels--including an eventual food court--that were artfully placed in the center, but halfway in between the other floors (check out a picture here to get an idea of the design). I visited there again on a trip about 15 years ago, but I didn't have the foresight to take pictures of it back then.
The mall thrived for a while, but, like many older venues, it lost customers to the newer, bigger centers in farther-flung suburbia, and it suffered with the loss of some anchors, either to relocation or because the parent company shut down. (Also, like Richardson Square, it suffered by not being close to a freeway.) Last year, it was announced that the mall proper (the "triangle" portion) will be torn down (this is probably in progress as we speak) and made into a lifestyle center. The anchors will remain intact and open during this process.
A profile of the replacement project, to be called Randhurst Village, may be found here (it includes a cool animated video "walk-through" of the development, with the unusual juxtaposition of moving cars and stationary people). Also check out this information brochure from the developer, which includes an aerial picture of the soon-to-be-demolished original site, showing the triangle shape.
Seeing as how I just visited Mt. Prospect in March during my Chicago/Milwaukee trip, I'm kicking myself for not stopping in Randhurst. I drove right by it on my way in, but it was just a bit before noon on Easter Sunday, and I wasn't sure what would be open. Now, I sure wish that I could have gone in there one more time.
So why the mixed feelings about these two places? As I said, I'm an unabashed New Urbanism fan, and it makes sense why I celebrate the arrival of one in my neighborhood, even at the expense of an older mall. But why do I feel a glint of sadness about the new replacing the old in a place where I haven't lived since a few weeks before my sixth birthday? After all, as I wrote in an earlier post,
[T]he town center seems to be the wave of the future; people want to have nicely-built, walkable shopping areas with greenspace instead of huge air-conditioned boxes, and they want to be able to drive right up to their favorite store if need be instead of parking out in the hinterlands somewhere. I won't be surprised if more boxy malls remake themselves as town centers in the future.The answer lies in that last sentence: It's all about the architecture.
Richardson Square was a generic, boxy mall (and it was six miles away, whereas its replacement, Firewheel, is a healthy walk from home). Randhurst was a really unique design--confusing to some, I'm sure, but one of a kind. However, I'm sure there aren't enough "architecture freaks" in Chicagoland for that to be a drawing card in and of itself. The New Urbanist model will do a better job of that, and it's likely to attract more of the high-end businesses that will make the area thrive again. As I noted on my Chicago trip in March, Mt. Prospect--or at least my old neighborhood--has held up very well, but there hasn't been a lot of new construction in a while; this development can only help.
And while I'm sorry that I missed a possible last visit to the old place a few months ago, you had best believe that any Chicago trip from 2010 onward will include a stop at the intersection of Rand Rd. and Elmhurst Ave. (yes, the source of the name). But I won't forget what was marked that location for over four-and-a-half decades.
(Apologies for the lengthy essay; I was just on a roll and kept on going. Feel free to state your opinion about New Urbanism, or the decline of the traditional shopping mall, in the comments.)
Friday, June 27, 2008
Downtown vs. the 'Burbs....Are We Getting the Cooler Stuff?
Longtime readers will know that I'm a fan of New Urbanism, especially since one of those "lifestyle centers" was built in my area a few years ago. I've long suspected that hard-core urbanites who prefer actual downtowns would thumb their noses at our faux ones, but something I read this morning came as a surprise: Trey Garrison of D Magazine, writing in a DMN op-ed, thinks that the suburbs are getting all the cool stuff these days:
I have another thought as well: New Urbanist projects do well in the 'burbs because there are few, if any, Old Urbanist areas to compete with them. I'm sure that one of the reasons that Legacy Town Center is doing so well in Plano is that it's so different from everything else that Plano is known for (and subject to derisive comments by city-dwellers). There's nothing cookie-cutter about it; the mixture of high-end restaurants, an art-house theatre, residential in close proximity to retail, an abundance of green space (a cool modern buzzword), and the overall walkability (there's an even bigger buzzword) of the place can't be found in too many other places north of LBJ.
If someone tried to build a place like Legacy or Firewheel in Dallas proper, it wouldn't be nearly as special, as it would be competing with established venues that are often of the same period whose architecture the New Urbanist centers are emulating. And it would be silly in an urban setting to tear down old buildings in favor of replicas of the same (put "Fry Street" in the search box above to see how this is playing out--not so well--in Denton).
Also, as I've said before, if people can get the urban experience in their own suburb--without having to use a tank of $4 gas to get there (and possibly pay for parking once they did), or take a crowded train (which is not everyone's cup of tea, and might not work if you were going to buy, say, a big piece of furniture), they'll probably stay home. There's nothing wrong with a trip to Dallas every now and then, but it's great to keep the tax dollars at home most of the time. And if all these places are staying in business, it obviously means that the area has enough growth to support multiple locations of lots of different stores.
And besides, there's lots of cool stuff in Dallas already. We deserve our turn out here.
Incidentally, Garrison also has the best rebuttal I've seen in a long time for those who feat that developers are "paving over America" with new stuff:
When I built my first house out in the undeveloped hinterlands of Allen a decade ago, there wasn't much up there. Every time a new strip center would go vertical, we'd start wondering what it might contain. A groovy little European cheese and wine shop? A family-owned barbecue joint? An authentic taquerÃa? When it did open, it was socks for Christmas: donut shop/nail salon/Supercuts/ cheap chain pizza place. Meanwhile, Dallas was getting all the cool places and funky spaces.He actually called up a local real estate broker to inquire as to why this was happening, and the answer was complex: One, places like Firewheel can only be built where there's room to do so, and they're also following the money. But also, the developers build what customers want, and right now, in Dallas proper, the chains are winning out.
Now it's like everything is reversed. The big story out of Plano is Legacy Town Center, with its collection of locally owned upscale restaurants, boutiques and a ridiculously huge independent bookstore.
And there's historic downtown Plano, too, which is getting in the funk. Northwest, you have Southlake Town Square. Toward Garland, Firewheel.
Conversely, it seems like most of what's going up in Dallas is chain after chain. Or it's chain after chain filling in places where cool little bookstores, restaurants and antique shops died.
I have another thought as well: New Urbanist projects do well in the 'burbs because there are few, if any, Old Urbanist areas to compete with them. I'm sure that one of the reasons that Legacy Town Center is doing so well in Plano is that it's so different from everything else that Plano is known for (and subject to derisive comments by city-dwellers). There's nothing cookie-cutter about it; the mixture of high-end restaurants, an art-house theatre, residential in close proximity to retail, an abundance of green space (a cool modern buzzword), and the overall walkability (there's an even bigger buzzword) of the place can't be found in too many other places north of LBJ.
If someone tried to build a place like Legacy or Firewheel in Dallas proper, it wouldn't be nearly as special, as it would be competing with established venues that are often of the same period whose architecture the New Urbanist centers are emulating. And it would be silly in an urban setting to tear down old buildings in favor of replicas of the same (put "Fry Street" in the search box above to see how this is playing out--not so well--in Denton).
Also, as I've said before, if people can get the urban experience in their own suburb--without having to use a tank of $4 gas to get there (and possibly pay for parking once they did), or take a crowded train (which is not everyone's cup of tea, and might not work if you were going to buy, say, a big piece of furniture), they'll probably stay home. There's nothing wrong with a trip to Dallas every now and then, but it's great to keep the tax dollars at home most of the time. And if all these places are staying in business, it obviously means that the area has enough growth to support multiple locations of lots of different stores.
And besides, there's lots of cool stuff in Dallas already. We deserve our turn out here.
Incidentally, Garrison also has the best rebuttal I've seen in a long time for those who feat that developers are "paving over America" with new stuff:
An undeveloped parcel of land (and that's about 93 percent of the land in America, so let's not kid ourselves about paving paradise, Joni Mitchell) may provide an hour or two of communing with nature, but what it doesn't provide is food, shelter, jobs or a shopping center where you can buy/lease happiness. You know where they don't have an overdevelopment problem? Cuba. Zimbabwe. Appalachia. And much of southern Dallas.Good point.
Saturday, October 13, 2007
Firewheel, Two Years Later
Mom and Dad were in town this weekend, and last night, we went to Gloria's in Firewheel, my favorite Salvadoran place (OK, it's the only Salvadoran place I've ever been to, but it's really, really good.) Seeing as how it's been two years now since Firewheel opened, it was a good time to assess the development's positive impact on the area.
As I said two years ago,
I've said before that I'm a big fan of New Urbanism; these developments are both more attractive and infinitely more walkable than the traditional mall setup, and the integration of office space and living space (yes, the Parkside at Firewheel apartments opened recently) makes for a really nice mix of amenities in a single space. (And some might point out that these same things are available all over the place in Old Urbanism areas, but I prefer the environment without the "grit," thank you.)
Any downsides? Well, the place fills up with kids a lot on weekends, which is sure to be a challenge to the Segway-riding security guys on occasion (though as Dad noted last night, the kids are more spread out than at a usual mall), but it's still a great place to take the family. Parking can be a challenge for those who try to drive into the center part on weekends (and the Fourth of July parking plan--or at least the exit from it--still needs major tweaking), but there are enough entrances and exits to the complex that it's usually easy to get in and out. And while the unpredictable Texas weather may keep me from taking The Walk™ on occasion, it's never actually stopped me from doing business there.
In a recent column in the DMN, Russ Sikes of the North Texas chapter of the Congress for the New Urbanism suggests that these developments should be integrated into the fabric of the surrounding area rather than simply being "islands." Sure, it could be said that Firewheel hasn't attained that goal yet, but the open space around it has the potential for some connections. And while some of Sikes' ideas ("calming the nearby arterials") aren't realistic for places that are located right next to freeways, I would be the first one to say that a DART rail spur to Firewheel would be an outstanding idea.
So has Firewheel lived up to its promise? My vote is still an enthusiastic two thumbs up. And as I looked around at the crowds of people on a beautiful evening, walking around or eating, I thought the same thing that I did two years ago: I can't believe that this place is in Garland...but I'm really glad that it is.
Catchin' up: Wow--this has been a really bad week for starting blog posts and being too tired (or otherwise occupied) at the end of the day to finish them. But I'm done with all of them now, so feel free to check them out:
As I said two years ago,
[L]et me reiterate: I'm not a "mall guy." I'll probably never go in half the stores there. But this development (an open-air "lifestyle center" patterned after a small town) is different, because it's going to transform Garland; I could see it happening before my very eyes today. Even the picture in today's paper didn't totally do it justice, because the one thing missing was people. But in real life, there were lots of them, strolling down both sides of the "Main Street" setup, where parking is also allowed, and the streets bustled with car traffic as well. It's definitely not your daddy's mall in that respect.And indeed it hasn't; the dinner crowd was lively last night (we got there around 6:45), and the place was hopping during the obligatory post-dinner walk. It's become quite the gathering place.
[...]Walking through the central park, with its fountain and a little stream running through it, I just kept thinking to myself, "I can't believe this is actually in Garland...and less than five minutes from my house." Granted, there were a lot of special things going on--live music, giveaways, etc.--but I don't expect the novelty to wear off anytime soon.
I've said before that I'm a big fan of New Urbanism; these developments are both more attractive and infinitely more walkable than the traditional mall setup, and the integration of office space and living space (yes, the Parkside at Firewheel apartments opened recently) makes for a really nice mix of amenities in a single space. (And some might point out that these same things are available all over the place in Old Urbanism areas, but I prefer the environment without the "grit," thank you.)
Any downsides? Well, the place fills up with kids a lot on weekends, which is sure to be a challenge to the Segway-riding security guys on occasion (though as Dad noted last night, the kids are more spread out than at a usual mall), but it's still a great place to take the family. Parking can be a challenge for those who try to drive into the center part on weekends (and the Fourth of July parking plan--or at least the exit from it--still needs major tweaking), but there are enough entrances and exits to the complex that it's usually easy to get in and out. And while the unpredictable Texas weather may keep me from taking The Walk™ on occasion, it's never actually stopped me from doing business there.
In a recent column in the DMN, Russ Sikes of the North Texas chapter of the Congress for the New Urbanism suggests that these developments should be integrated into the fabric of the surrounding area rather than simply being "islands." Sure, it could be said that Firewheel hasn't attained that goal yet, but the open space around it has the potential for some connections. And while some of Sikes' ideas ("calming the nearby arterials") aren't realistic for places that are located right next to freeways, I would be the first one to say that a DART rail spur to Firewheel would be an outstanding idea.
So has Firewheel lived up to its promise? My vote is still an enthusiastic two thumbs up. And as I looked around at the crowds of people on a beautiful evening, walking around or eating, I thought the same thing that I did two years ago: I can't believe that this place is in Garland...but I'm really glad that it is.
Catchin' up: Wow--this has been a really bad week for starting blog posts and being too tired (or otherwise occupied) at the end of the day to finish them. But I'm done with all of them now, so feel free to check them out:
- The Original Texas Jazz Orchestra is in need of a new home (Sunday)
- The Italian government is paying young people to move out of their parents' homes. (Tuesday)
- Another silly dress-code story: Student punished for wearing a poltical T-shirt.(Thursday)
- And finally, more animal stories. (Yesterday)
Sunday, September 16, 2007
Is Southlake "The Place People Love to Hate?"
Not To Me...
I was somewhat surprised to see a sound-off forum in the editorial section of yesterday's Morning News entitled "Is the animosity toward Southlake deserved, or is it a sign of envy?" Huh? Animosity toward Southlake? Where did that come from? Then I noticed that the editorial pointed to an article in this month's issue of D Magazine called "Southlake: Welcome to Perfect City, U.S.A." Here's a sample:
The DMN forum has some interesting contributions, but most of the respondents aren't hatin' on Southlake; if anything, they're saving most of their ire for the usual suspect, Highland Park. But most are talking about how envy isn't a good thing to be carrying around in the first place, and some even note that the success of any North Texas community makes the whole Metroplex better. I wholeheartedly concur.
And as for me? I love Southlake; in fact, I've been there the past three Saturday nights and one other time besides that. The main object of my fancy is Southlake Town Square, the older cousin to Firewheel that serves as the de facto downtown, containing both City Hall and the post office. I can't remember how I happened upon it soon after it opened (I'm guessing it was an article in the paper), but, since I have an alumni meeting every month in nearby Bedford, it's only a short detour from my normal route. Once I saw the place festooned in holiday lights, I've been back there at night every December, and it's turned into my little hangout before the alumni meeting ever since I started attending an earlier church service a while back. (You have to admit that "festooned" is a great word, right? I try to work it into a post whenever possible.)
The D article also speaks kindly of Town Square:
And I'm already a fan-from-afar of Carroll football (as I noted last year after their then-football coach, Todd Dodge, got hired at my alma mater, UNT), and I was none too happy when their 49-game winning streak (dating back to a 2003 loss--by one point--in the state finals) came to an end last night at the hands of Florida powerhouse Miami Northwestern.
But in the meantime, I'm happy with the (at least) monthly visits. Needless to say, the presence of Copeland's in the new HIlton makes trips on non-alumni days even more likely. (That explains one of the trips during this three-Saturdays-in-a-row stint, in case you're wondering. The other two visits were precipitated by a rather substantial gift card that I had been given for one of the other restaurants in Town Square; the food was worth the drive.)
So there's not a shred of Southlake envy on my part. I'm glad the place is there. What about you, fellow Metroplexites? Is there a place in the area that you "love to hate," and if so, is it Highland Park? Plano? Frisco? (Those seemed to be the top vote-getters in the DMN forum.) Or do you agree with the people who say that any area's success makes the whole Metroplex better? And if you're not from this area, feel free to chime in about someplace similar in your locale.
Friday Night Darks: Speaking of high school football, a game in Arizona had to be called off this week after thieves stole the copper wire that helped power the stadium lights.
They’re good at everything in Southlake. If you’ve never been, there’s something a little Pleasantville about it. The streets are cleaner than your streets, the downtown more vibrant, the students more courteous, their parents more prosperous. Everyone is beautiful in Southlake. Everyone smiles in Southlake. Everyone is a Dragon in Southlake. This last fact, especially, is central to understanding the city. The kids and their mothers coming out of Central Market. The retired men who eat barbecue at the Feed Store. The white collar professionals strolling through the shops of Southlake’s Town Square. They are all Dragons.That may sound a little snarky, but the rest of the well-written article has a nicer tone, and it also contains a rather good narrative of the founding of Southlake and how Carroll Dragon football helped put the town on the map.
The DMN forum has some interesting contributions, but most of the respondents aren't hatin' on Southlake; if anything, they're saving most of their ire for the usual suspect, Highland Park. But most are talking about how envy isn't a good thing to be carrying around in the first place, and some even note that the success of any North Texas community makes the whole Metroplex better. I wholeheartedly concur.
And as for me? I love Southlake; in fact, I've been there the past three Saturday nights and one other time besides that. The main object of my fancy is Southlake Town Square, the older cousin to Firewheel that serves as the de facto downtown, containing both City Hall and the post office. I can't remember how I happened upon it soon after it opened (I'm guessing it was an article in the paper), but, since I have an alumni meeting every month in nearby Bedford, it's only a short detour from my normal route. Once I saw the place festooned in holiday lights, I've been back there at night every December, and it's turned into my little hangout before the alumni meeting ever since I started attending an earlier church service a while back. (You have to admit that "festooned" is a great word, right? I try to work it into a post whenever possible.)
The D article also speaks kindly of Town Square:
All that money, inevitably, drew one of those fashionable “new urbanism” developments to Southlake. In 1999, something called Town Square sprung up out of the prairie: a 131-acre mixed-used development designed by David Schwarz, the same architect who built the American Airlines Center and the Rangers Ballpark in Arlington. The Hilton Hotel on the far west side of Town Square sits across the street from Truluck’s and Taco Diner, which are down the street from Barnes & Noble, which is near the Cheesecake Factory and Snuffer’s. There’s 1.2 million square feet of this—a Lane Bryant here, a Starbucks there. Just like Plano, just like Addison, just like everywhere else.As I've said before, I like New Urbanism. The old-school architecture and the mixture of commercial and residential is appealing to me, as is the walkability; weather permitting, I walk as much of the place as i can on every visit. If money (and my commute to the college) were no object, I'd buy a Brownstone (complete with a Wenger module for practicing, of course) and be happy as a clam living in Southlake. As someone noted in the D article, the people I've run across out there don't seem to act like they have lots of money.
Except in Southlake it’s different. It works. It works because it’s beautiful. The main entrance of Town Square is a two-square-block public space, with a lawn in the foreground and mature trees shading parts of a fountain. Behind that there’s a gazebo and behind that another lawn with intersecting sidewalks, like a college quad. City Hall is here, too. And the post office. The development, perfectly huge and perfectly planned, does something most unusual in these parts: it gets people walking. Elderly couples, kids with their skateboards, mothers with their strollers. They’re everywhere. Go ahead. Try not killing someone while driving through the place.
The day Town Square opened, developer Brian Stebbins walked around it. It was much smaller then, not yet built out, and Stebbins was thinking of staging a photograph to capture what he envisioned for the future. “That very first morning,” Stebbins says, “there were kids playing by the fountain and people playing Frisbee. And none of them were hired.”
And I'm already a fan-from-afar of Carroll football (as I noted last year after their then-football coach, Todd Dodge, got hired at my alma mater, UNT), and I was none too happy when their 49-game winning streak (dating back to a 2003 loss--by one point--in the state finals) came to an end last night at the hands of Florida powerhouse Miami Northwestern.
But in the meantime, I'm happy with the (at least) monthly visits. Needless to say, the presence of Copeland's in the new HIlton makes trips on non-alumni days even more likely. (That explains one of the trips during this three-Saturdays-in-a-row stint, in case you're wondering. The other two visits were precipitated by a rather substantial gift card that I had been given for one of the other restaurants in Town Square; the food was worth the drive.)
So there's not a shred of Southlake envy on my part. I'm glad the place is there. What about you, fellow Metroplexites? Is there a place in the area that you "love to hate," and if so, is it Highland Park? Plano? Frisco? (Those seemed to be the top vote-getters in the DMN forum.) Or do you agree with the people who say that any area's success makes the whole Metroplex better? And if you're not from this area, feel free to chime in about someplace similar in your locale.
Friday Night Darks: Speaking of high school football, a game in Arizona had to be called off this week after thieves stole the copper wire that helped power the stadium lights.
Friday, December 29, 2006
A College Town from Scratch
I read an interesting article a few days ago, and it goes nicely with the discussion that regular commenter Gary P. and I have been having about "new urbanism" in the comments to a post from last week. The article talks about the efforts of officials in Storrs, Connecticut--the home of UCONN--to build a "college town" around the campus, where none exists at the moment:
I will concede that Gary has a point in one of his previous comments:
I also said one more thing in the previous comment section:
I don't know if anyone besides Gary and myself have an interest in this subject, but I figured it was post-worthy. Feel free to add any of your thoughts in the comments.
Heartwarming holiday story #1: A Pensacola family bought themselves some new bikes for Christmas, but they were stolen from the front yard. The couple posted a sign that reflected their disappointment, and a few days later, an anonymous benefactor left an envelope with $200 inside at their front door.
Heartwarming holiday story #2: A woman in Connecticut had a white Christmas, thanks to a loving daughter who collected Zamboni shavings from a recent hockey game and spread them all over Mom's front yard.
iCan'thandlethismuchtraffictoday: Due to an overwhelming number of people who got iPods and store gift cards, the iTunes Music Store nearly got overloaded on Monday and Tuesday. (My own iPod is still pending.)
The University of Connecticut's main campus boasts a string of new buildings, thanks to a multibillion-dollar infusion of state cash. The student body is growing. And there are two powerhouse basketball teams that bring big-time sports to a rural corner of the state.Read the whole thing. As I said in the dialogue with Gary, I'm a pretty big fan of the "new urbanism" concept. Here in my own neck of the woods, I think that Firewheel is a far superior alternative to the traditional enclosed mall, and places like Southlake Town Square west of the airport and Sugar Land Town Square near my parents' house (both of which feature a new City Hall, condos and a nice hotel in the mix) have done a lot to give these otherwise-faceless suburbs a sense of urban-ness, and they've also served as great gathering places that were previously missing from the local landscape.
There's one thing, however, that UConn doesn't have: a college town.
So it has decided to help build one from scratch - complete with shops, restaurants, hundreds of apartments and even a traditional New England town green.
The project exemplifies the growing interest of colleges and universities in their surrounding communities. Many have realized that a building boom of dormitories, student centers and libraries isn't enough. Students don't want an "ivory tower" experience; they want to be part of broader communities that offer commerce, culture and cuisine.
But while many colleges are working to expand or revitalize nearby neighborhoods, this project may be unique in that it is trying to construct one anew.
[...]Most colleges, even small rural ones, have grown up around a town or spawned one, as businesses opened to keep students supplied with books, pizza, beer and coffee.
Thanks to accidents of geography, infrastructure and municipal history, that never really happened here. Even though 20,000 people attend school on campus, the tiny village of Storrs is little more than a handful of businesses in a strip mall, a post office and a dateline for stories about the basketball teams.
I will concede that Gary has a point in one of his previous comments:
I read a column once on the web -- wish I would have bookmarked it -- that across the country all these new booming suburbs are so preoccupied with manufacturing histories that don't exist (with the land devlopers lined up to take money for the privilege) at the expense of ignoring or marginalizing the real histories that are there.... celebrating the illusion rather than the reality.But on the other hand, isn't it better to have a "history" that seems artificial now, but will serve as part of the actual future history of the town, than to have nothing? As I also pointed out, Frisco Square wouldn't have fit in the existing downtown, nor would Firewheel have fit in downtown Garland. Certainly, these new developments may cause a decline in the original downtowns, but it was a decline that was already well in progress before the new places were built. Rather than neglecting history, I'd call it a chance to write the first chapter in a new one.
I liked Merry Main Street better when it really was on Main Street walking in and around all the old buildings and remembering what it looked like 50 or even 80 years ago (Scotty P's Restaurant has pics of OLD Main Street from WAY back in the day). The new place is newer and there's more room, but there's also a disturbing sameness in the shade and patterns in the brick, the uniformity of the heights and dimensions of the buildings, the sizes of the freshly-planted trees.... it's like the difference between Main Street in Anytown, USA, and Main Street at a Disney Theme Park. We spend lots of money to celebrate the sameness and homogeneity of the illusion presented by Disney while we ignore Main Streets back home.
I also said one more thing in the previous comment section:
I agree with you that there may be a certain sterility about the "new urbanism," but sometimes that's what it takes to get people out of their fenced yards and gated communtiies and actually be around other people, and that's not a bad thing.And I suppose it's a shame that, despite my affinity for new urbanism, I can't actually vote for it with my feet. The Firewheel condos under construction sure seem enticing (and if money and job situation allowed, I'd live in the Brownstones at Southlake in a New York minute) but, being a musician who needs to practice and teach at all hours of the day, I could never give up my own four walls unless I had one of these in my living room.
[...]Call it an all-too-typical suburban mentality, but you can count me among those who like the urban setup without the "grit" (assuming that "grit" can be defined as not having to smell garbage, step over bodily fluids on the ground, worry about getting mugged, etc.). Does that make me shallow? I hope not. I just think that making the suburbs look more urban, while avoiding the aforementioned "grit," is the best of both worlds.
I don't know if anyone besides Gary and myself have an interest in this subject, but I figured it was post-worthy. Feel free to add any of your thoughts in the comments.
Heartwarming holiday story #1: A Pensacola family bought themselves some new bikes for Christmas, but they were stolen from the front yard. The couple posted a sign that reflected their disappointment, and a few days later, an anonymous benefactor left an envelope with $200 inside at their front door.
Heartwarming holiday story #2: A woman in Connecticut had a white Christmas, thanks to a loving daughter who collected Zamboni shavings from a recent hockey game and spread them all over Mom's front yard.
iCan'thandlethismuchtraffictoday: Due to an overwhelming number of people who got iPods and store gift cards, the iTunes Music Store nearly got overloaded on Monday and Tuesday. (My own iPod is still pending.)
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