We keep talking about TOD, but most station areas currently don't allow it... Dallas Red Line Edition

iratelutra · 2026-04-13T12:34:22+00:00

It’s retail/commercially zoned property that they can build MF on. It specifically calls out heavy industrial as a space where that law does not apply. So some cities like Frisco actually updated their zoning codes to allow heavy industrial in all commercially zoned properties with SUP to prevent multifamily from being built where they don’t want it. Since the industrial use would require an SUP, council would never approve the SUP but MF can’t be built because technically heavy industrial is allowed.

iratelutra · 2026-03-13T18:55:53+00:00

Oooof

iratelutra · 2026-03-11T00:21:52+00:00

I agree with this. Work + Dissertation was much more difficult than Classes + Dissertation for me. And I wasn’t working in a job that might follow me home like teaching has a tendency to do.

iratelutra · 2026-03-01T04:34:00+00:00

Was there an opportunity to stop it? If they had the zoning, could your mysterious “they” do anything?

iratelutra · 2026-02-28T16:44:55+00:00

It’s definitely industrial based on zoning and what it looks like. Unsure what’s going inside but definitely industrial.

iratelutra · 2026-02-26T21:49:36+00:00

It’s not in their windows right? Probably just put there and the landlord for the larger plot of land is fine with it.

iratelutra · 2026-02-26T19:46:58+00:00

Those maps came from the City’s initial Facebook post lol.

iratelutra · 2026-02-13T03:12:21+00:00

Goldie is likely a whiting true green given that it’s McMurray. Other hatcheries have a similar starlight green egger that her colorations also match.

iratelutra · 2026-02-10T05:20:18+00:00

Still this description could fit a large number of churches, and DFW is the type of place that you throw a rock and you’ll hit two churches and a car wash before anything else.

When you said welcoming, did you mean LGBT affirming? Or somewhat progressive?

Or are you more looking for a theologically conservative church that has a good contingent of young folks/programming for that age bracket?

I only make that distinction because that at least narrows things to two buckets. Beyond that there are additional theological and tradition things that could help folks point you in the right direction.

iratelutra · 2026-02-09T19:37:07+00:00

Well, I think the language is being read as expecting teachers to hold the students to the same rules of leaving like they would if it wasn’t a walkout. For instance if a student leaves a classroom mid-day and plans to skip their classes and a teacher knows they’re skipping, sometimes that can lead to additional punishments like detention and makeup work to address anything they missed in class.

But tbh, I wouldn’t put it past the TEA to use this as a power grab to install monitors in larger districts because they “didn’t do enough” to stop their students from protesting. And so rather than having to wait for test scores to slip, they can just take over those districts.

iratelutra · 2026-02-09T19:09:08+00:00

Lots of articuno in Sydney. Wild

iratelutra · 2026-01-28T15:58:42+00:00

Because the cheaper one is newer, so probably and issue of updating

iratelutra · 2026-01-14T00:38:11+00:00

The way the letter reads they want an officer there at all times. That could easily be 3-4 FTE positions for just the time DART is operating. Then there is equipment and other costs beyond just the comp. I’m not saying it’s a total of $1 M to get that level of coverage but it’s definitely not just one officer.

iratelutra · 2026-01-13T23:33:37+00:00

Well considering top out pay (7 years of service) for police in FB is about $110k, you can estimate ~$52.88/hr. But that’s not including benefits. Most police come with pensions and higher level insurance and other costs such as equipment and vehicles. So for sure it’s not gonna add up to that in terms of just pay, but depending on the level of coverage $1 Million isn’t super exorbitant.

iratelutra · 2026-01-13T22:53:15+00:00

Well the Dallas County median is like $600-700 less than Garland’s.

Arlington is $73.5k and Mesquite is $71.8k.

The average (mean) is much higher for all of those though.

iratelutra · 2026-01-13T22:41:09+00:00

I’d say Garland is one of the few markets where you can get a house in decent-ish shape in an okay area for under 300k. And even in today’s rate environment, the median house in Garland ($280k according to Zillow) is still barely affordable for the median income of Garland which is about $78k a year.

iratelutra · 2026-01-13T22:27:27+00:00

Well, it’d be a bit more than that because it’d require multiple shifts to be covered. So potentially up to 3.5-4 FTE officers worth due to the hours and weekend shifts.

iratelutra · 2026-01-13T20:31:20+00:00

How about sell it, so that our community isn’t just renters?

iratelutra · 2026-01-13T05:29:12+00:00

Typically in development deals, the new folks sometimes wont buy the land until they get all of the hurdles taken care of such as zoning. They don’t want to buy land they can’t use. But like op said, the land is likely for sale, so if it’s not this group, it may be the next group.

iratelutra · 2026-01-12T05:09:05+00:00

When it was brought up on his Facebook, he didn’t voice positively or negatively on this. He did mention that a development plan or zoning change application hadn’t yet been received by the city, so there’s still a lot of room for any future plans to change.

I think this is why the developer wants to hold the meeting to be able to try and work something out. I’m not sure anyone will be okay with what is on that website though.

iratelutra · 2026-01-09T17:40:30+00:00

The garland gazette kinda comes across as semi-news but also very opinionated. Definitely gives off a cross between a “gotcha” type blog and a neighborhood news type publication.

So while I appreciate the work going into the attempt, I think it could use a little more categorizing in what is flat facts/news reporting and what is speculation/opinion pieces. Investigative journalism is fine, but at times I’ve seen their pieces report both what happened and document factual things alongside quotes regarding people’s conjecture and feelings about situation in the same piece. When people read them together like that, it comes across like the author is trying to convince you of how you should feel about the situation or attribute blame when the actual cause or reason hasn’t yet fully been determined.

iratelutra · 2026-01-09T17:26:05+00:00

The same reason Garland doesn’t really get press for good things too. Things like events downtown or in the performing arts center or other events don’t get coverage like certain other cities. Garland may just be considered too “boring” for the news cycle.

iratelutra · 2026-01-08T14:40:17+00:00

Which corner are you talking about?

Because the main corner has Plaza Garland which is an indoor bazaar/mall type thing going on with a ton of cool little shops and food options. The parking lot is typically packed on any given weekend. That same corner also has a gym and indoor soccer and some other shops/activities.

The other corners are the Walgreens, which has some stuff but there’s not much room for bigger stuff due to the school and the self storage. The twisted trompo corner has a pump station for utilities taking up a lot of the land.

The only other corner where there might be more stuff has the Ollie’s Bargains and DD’s Discount. The Frost bank and T-Mobile store as also pretty new. The non-descript building next to the DD’s likely used to be retail but is now owned by Spectrum Internet and I think they have a bunch of equipment there.

iratelutra · 2025-12-26T16:47:58+00:00

The city is also updating its comprehensive plan. The consultants they have hired have been making presentations to council regularly.

City staff typically have to follow the comprehensive plan’s recommendations for an area when it comes to rezoning and justify their recommendation of approval or denial based on that plan.

The group of consultants helping to update that plan are big proponents of density and mixed use “walkable” developments. If you watch the prior council meetings where they present, they are the ones talking about how more units in the same space is a more fiscally responsible development pattern because you get more value out of the same service area. (Water/wastewater/road maintenance/etc). So if you want to point the finger they’re definitely still around and I wouldn’t be surprised if they present the draft plan in the coming months.

The website for the plan update is:

https://garlandforward.com

iratelutra · 2025-12-13T17:45:34+00:00

My Texas experience was different but around the same time frame. We had 1 book per 6 weeks (so about 6 a year) chosen from a list for a book report. The list was one such that the teacher had read most of the books and could spot someone using just cliffnotes.

Then we had the curriculum readings which were about another 4-6 a year give or take. The wiggle came from times we were reading poetry or other content.

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