Dallas, TX
Cothrum: A Far North Dallas office building gets its reckoning
The Preston Plaza office building at 17950 Preston Road is a 10-story office building of nearly 260,000 square feet built in 1985 with strange triangle floor plates. This building has the same chance of making a comeback as parachute pants, which were also all the rage in 1985.
“The building always struggled for occupancy,” former Dallas Council Member Sandy Greyson told me.
Preston Plaza is on the tax rolls for the moment for $35 million. It creates almost a quarter million dollars of taxable income for the city annually. In my estimation, the entire value of the property is the land, 6.3 acres, and, most important, a parking garage of more than 1,000 spaces.
The tax revenue won’t last in its current situation: the building and the tax base are in decline. Preston Plaza is a microcosm of what is happening all over North Dallas.
This is, however, good real estate. Everyone knows the intersection of Preston and Frankford roads. Dallas must make the most of its good sites. Unfortunately, the office building and the demolition cost hurt the value. The biggest challenge for redevelopment is how long it will take to get the leased tenants out of the building or how expensive it would be to buy them out.
I visited recently to see how dire the situation had become. It was so quiet it makes downtown on a Friday afternoon look busy. You could shoot a zombie movie in it. That said, it’s well cared for and clean; it’s just functionally obsolete.
Occupancy in the building is down to 35%. When you get to this level, it doesn’t support improvements. It’s not shocking that it went back to the lender and went to auction this week.
Nick Kelley, a tenant in the building with Dallas Petroleum Group, speculated that the previous owner paid too much for the building. He hoped the next owner would be an office operator, but he was dubious. “I hope the building finds a good buyer who gives it some love.” A lovely wrecking ball most likely. I called the building’s broker for comment but did not receive a response.
Kelley also observed, “I thought it was a little silly that ownership was putting money into the garage.” Not silly at all. The owner was protecting the part of the property that has value and matters. That’s where things are for North Dallas offices.
Aging office space
Preston Plaza is not alone. Far North Dallas has too many office buildings. These were built during the heyday of North Dallas being the engine that drove the city. I talked to real estate professionals who all agreed that the office market has moved. Tenants either want to be in Preston Center or farther north into Plano or Frisco. There is a giant surplus of aging office space in Far North Dallas.
Greyson, who served eight terms as the council member for District 12 from 1997 to 2005 and from 2011 to 2019, said she’s not surprised at the building’s fate. When the building opened, she was a neighborhood activist who warned there were too many offices being built and believed there would be a glut. Turns out she was right. “Now we have a lot of empty buildings,” she told me.
I also warned there would be an office reckoning. It has taken longer than I thought, with building owners desperately struggling to hang on. Finally, it looks like the office pruning has started, and it is being aided by Senate Bill 840. No longer do you have to worry about the underlying zoning and local politics. You can just get ‘er done. This is why I believe the path of redevelopment of the site is apartments.
“You must have a reset of the basis of the value for it to make sense to redevelop these assets,” Zach Sams, executive vice president with Kensington Vanguard, told me. “We will see more buildings going back to lenders. The good news is that it gives the property a chance to respond to the market with something forward thinking.”
The zoning for the site is General Office, or GO. In my office, our joke is, “G-O is a no go.” Simply put, it’s terrible zoning because it allows only office. Good news, the new state law allows multifamily to be developed on commercially zoned properties like this without a zoning change. In this case, it means a developer could build a tower of up to 270 feet. The new state rules do not set a maximum for developed floor area.
“This site could get really dense,” said Kevin Wallace, principal at Vision+Architecture. “It’s already walkable and connected to retail sites in the area. It has far better walkability than most conversion or demolition projects I’ve examined.”
Wallace envisions one midrise building and the rest being wood-frame construction with 650 apartments.
It’s a bit of an irony that people do not want to office here, but that the same location is good for apartments. Wallace points out that the site is ideal for commuters.
“The Dallas North Tollway is Main Street North Texas,” Wallace observed. “One person might work up near the Galleria or in Frisco and the spouse in Preston Center.” The site is also close to the Bush Turnpike.
Things have really changed: North Dallas used to be a destination — now it’s where you leave from.
From local to state politics
Without the new state legislation, this project would have no chance to redevelop as multifamily. I had pitched the idea of saving the parking garage and building apartments to current City Council member Cara Mendelsohn late last year.
She is one of the few council members with a conservative orientation. I admire her concerns about fiscal responsibility, crime and homelessness. I’m less fond of her focus on not expanding the amount of multi-family in her district; however, I believe she represents the wishes of her constituents.
When I asked her about repositioning the asset to multi-family, she killed it immediately. I appreciated she didn’t drag out the process — something that happens all too often in Dallas. This project died on its second day.
My client was a prominent local developer who liked the site and the value associated with the garage (full disclosure: I am no longer in business with this client). Mendelsohn was having none of it. Greyson and Mendelsohn don’t agree on much, but they’ve been aligned to ensure zoning changes will not allow more apartments. It’s what Far North Dallas voters want. “I know neighbors don’t want more multifamily,” Greyson told me.
Greyson bemoaned the loss of local control. “Senate Bill 840 took the ground out from under us,” she said. “The Legislature took away our voice. Cities know best what their folks need.” The state, however, wants more residents, density and tax base, and local politics have stymied growth.
One of the things that people fail to realize is that Far North Dallas has a lot of apartments. I’m often frustrated when my firm works on zoning cases in South Dallas, and I hear that all the subsidized projects are in the North. Mendelsohn has reminded me on multiple occasions her district has the most of these units.
There is no chance this property would redevelop without SB 840. It would have languished on the market with a declining value. Now, the site gets a chance to participate in the free market. The market seems to want more apartments in the north. Dallas needs more density — not less — and more activity.
Dallas, TX
Akheem Mesidor selected by Cowboys by Blogging The Boys in SB Nation’s community mock draft
Akheem Mesidor, Edge, Miami
Pass rush has been an issue since the Micah Parsons trade. The Rashan Gary trade helped, but Dallas still needs an injection of talent. Akheem Mesidor fits here because his body size allows for some versatility inside and out, something DC Christian Parker utilizes. Mesidor is also a high-motor player with a deep bag of pass rush moves.
His last season at Miami was full of disruption in the offensive backfield and he shows an all-around game, not just a bend-around-the-edge pass rusher. Yes, he’s a little older than you’d like in a rookie (25), but his motor, pass rush toolbox, and ability to play the run matches up with a need and makes him a quality pick at number 20.
Dallas, TX
Dallas Hosting Public Safety Response Symposium
The City of Dallas Office of Community Police Oversight is hosting a Public Safety Response Symposium to connect residents with public safety leaders. Here’s how to participate on May 9.
The Dallas Police Department posted to social media about the event on Friday afternoon. The post states, “Join public safety leaders for an inside look at how emergency and non-emergency calls are handled and how resources are deployed across Dallas.”
The symposium will be held at the Briscoe Carpenter Livestock Center, 1403 Washington St., fro 11 a.m.-noon on May 9. Doors open at 9:30 a.m. Light breakfast and refreshments will be provided.
Topics for the symposium include:
- How 911 calls are handled and dispatched
- How DPD uses specialized units and technology to improve response times
- When to use 311 for non-emergency services
- How crisis and behavioral health teams collaborate through alternative response strategies
There will also be a community Q&A forum where residents can engage directly with public safety leaders. Moderation will be provided.
Dallas Police Chief Daniel C. Comeaux will offer the opening remarks. Featured speakers include 911 Communications Center Assistant Director Robert Uribe; Major of Police Anthony Greer; 311 Senior Outreach Specialist Stephen Walker; and Emergency Management & Crisis Response Director Kevin Oden.
When it comes to parking: Enter through Gate 2 and drive straight to the Pan Am Gate, and continue to the Briscoe Center (located on the left).
RSVP for the Public Safety Response Symposium here.
Dallas, TX
The Dallas Stars’ Secret Weapon Is a Canadian Hockey Genius
On an evening in early March, Dallas Stars general manager Jim Nill stepped up to a podium for a news conference. The National Hockey League’s trade deadline had passed hours earlier, and here, at the American Airlines Center, was his chance to publicly reflect on the strategy he had followed. Wearing a green tie beneath a black overcoat, he lowered his mustache toward the mike and said: “I’ve been a bad GM here the last three years.”
The assorted media members gave him quizzical looks. Maybe they were surprised by Nill’s willingness to hold himself accountable. More likely, they were surprised because he was wrong.
Thirteen years into his tenure with the Stars (his contract was recently extended through 2028), the team is heading to the playoffs, which start tomorrow, with a 50–20–12 record and good odds to win the Stanley Cup. In the seasons that ended in 2023, 2024, and 2025—the period in which Nill apparently claimed he was a “bad GM”—he won the NHL’s Jim Gregory General Manager of the Year Award, the first “three-peat” in the award’s sixteen-year history. One of his captains, Jamie Benn, calls him “an incredible human being”; veteran forward Matt Duchene says he’d “run through a wall” for Nill.
Nill has a reputation for being right. Last season, for example, he splurged on an eight-year, $96 million contract for elite forward Mikko Rantanen. This season he made no big-news moves. Last season he fired the Stars’ highly regarded head coach, Pete DeBoer. This season he brought back Glen Gulutzan, a coach he’d fired more than a decade ago. These choices have so far all panned out—in both years, the Stars have been championship contenders—which we can’t chalk up to luck. Nill has been a winner for far too long.
Nill’s journey to Dallas started almost seven decades ago, in a small town in Canada. Born in 1958, he was raised in Hanna, a prairie town in Alberta (population around 2,600). Nill says he had a “great family life, out in the countryside, on the farm.” He grew up a Boston Bruins fan; Bobby Orr was his idol. Nill says he remembers sitting among fellow teenage students while listening with rapt attention to a radio broadcast of the 1972 Summit Series hockey tournament, in which Canada beat the Soviet Union and its star goalie, Vladislav Tretiak.
Nill was a talented hockey player, and he took the typical route for a promising Canadian prospect: junior league, followed by Canadian major junior hockey (similar in level to NCAA Division I) as a member of Alberta’s Medicine Hat Tigers. In his third and final season with that team, he put up 47 goals and served as team captain, after which he was picked in the NHL amateur draft by the St. Louis Blues. But he deferred his professional debut to play for the Canadian national team at the 1980 Olympics. There, in Lake Placid, New York, he went from a relative unknown to a national hero after scoring a goal against the Soviet Union, getting a shot past none other than Tretiak.
Nill joined the Blues in 1982—in St. Louis he met a woman named Bekki, and by 1984 the two were married—but months after his debut, the team traded him to the Vancouver Canucks. There, in Canada, he befriended an Ontarian defenseman named Joe McDonnell. That year the Canucks went from a losing record during the season to their first Stanley Cup Final, thanks in part to a double-overtime goal from Nill in the semifinals. (They lost to the New York Islanders.)
But Nill didn’t really distinguish himself in the sport until he stopped playing it. He spent two seasons with the Canucks, a season with the Bruins, three with the Winnipeg Jets, and two with the Detroit Red Wings before his on-ice career wound down. By 1991, he’d gotten a job as a scout with the NHL’s new expansion team, the Ottawa Senators.
Nill quickly made a difference in Ottawa, expanding the Senators’ scouting operations into Europe to hunt for overlooked players skating around obscure foreign rinks. His knack for turning mediocre franchises into champions made itself known after he returned to the Red Wings in 1994 as head scout. (He was joined in the scouting department by McDonnell, who’d ended his NHL career in 1986.) At the time, the Red Wings hadn’t won a Stanley Cup since 1955. Aided by talent acquired under Nill’s aegis—undervalued players like Kirk Maltby, Tomas Holmström, and Pavel Datsyuk, plus big-time stars like Dominik Hašek and Henrik Zetterberg—they won championships in 1997, 1998, 2002, and 2008. “A lot of the success we had in Detroit, I attribute to Jimmy Nill,” says then–Red Wings GM Ken Holland.
The themes that came to define Nill’s past few decades took shape during those Detroit years. One was winning; another was illness. In 1999, after the Red Wings’ second championship, Bekki was diagnosed with breast cancer, which she eventually beat through chemotherapy and surgery. Then, in 2010, she got sick again; her daily diet was often reduced to a handful of blueberries. She was eventually diagnosed with incurable stage IV cancer, which had spread to her liver, ribs, and other bones. She was given only a few months to live. McDonnell and his wife, Dawn, continued making their regular two-and-a-half-hour drives from Ontario to Michigan for dinners at the Nill household. Bekki says she was “preparing to . . .” She trails off. “End. I really was ready to go at that point. You never really want to leave, but I couldn’t have lived with the pain.”
But chemotherapy alleviated her symptoms beyond anyone’s expectations. She remembers a personal triumph: gaining the strength to walk ten houses down the street. Her mentality shifted, from accepting death to thinking, “I’m going to fight until it’s my last breath.” Today, fifteen years after she received that terminal diagnosis, she attends Stars games and dotes on the grandchildren she never thought she’d meet.
After Nill’s nineteenth season in the Red Wings’ front office—Detroit qualified for the playoffs in all of them—the Stars began their search for a new GM. The team’s president and CEO at the time, Jim Lites, says he conducted only one interview. Nill received the offer, and Bekki, who had been praying for Jim and his career at her weekly church service, encouraged him to accept. (“She was even more excited than me,” he says.)
With McDonnell as his scouting aide-de-camp, Nill sought to rescue the Dallas Stars from recent financial collapse—in 2009, Stars owner Tom Hicks’s private equity firm, Hicks Sports Group, defaulted on roughly $525 million in loans—by sticking to their strategy: building the roster through underrated players who had potential. And, as in Detroit, it worked. In 2015, Nill and McDonnell grabbed Finnish forward Roope Hintz, who became a three-time 30-goal scorer. In the 2017 draft, McDonnell convinced Nill to trade up in order to take a risk on goaltender Jake Oettinger late in the first round, shortly after taking Finnish defenseman Miro Heiskanen. Both became All-Stars. Other NHL teams shied away from forward Jason Robertson (over concerns about his skating) that year, but McDonnell saw past his supposed faults and suggested Nill sign him; in 2021, McDonnell similarly recommended that Nill draft Wyatt Johnston, whom few other scouts had seen play in person. This season, Dallas was one of only two NHL teams with two 40-goal scorers: Robertson and Johnston.
Coach Gulutzan says Nill puts “an emphasis on character” when signing players; Robertson says he implores his team to “buy into a certain philosophy,” which seems to have something to do with taking the obligations that management and the players have to each other seriously. Last season, Stars player Duchene was worried that he’d be released to clear cap space for Rantanen’s contract. A father of three in his mid-thirties, he feared he’d have to uproot his life and end his career with another team. But moments after Dallas’s anticlimactic playoff exit, Nill assured Duchene’s wife, Ashley, that the team would figure out a way to keep her husband on the roster. Days later, Nill signed Duchene for another four years. “That’s the kind of stuff he does,” Duchene says. “He understands there’s a player on and off the ice.”
The same philosophy came into play last season when Nill fired DeBoer after the coach publicly criticized Oettinger following that playoff loss—Nill had no patience for a public blame game. Fans and analysts thought it bizarre that Nill then replaced DeBoer with Gulutzan, whom he’d canned twelve years earlier. But Nill, in character, seemed to justify the move on the grounds of personal growth. “He’s taken the right path,” Nill said. “I thought he was ready for it.” Apparently he was. Gulutzan coached Dallas to the third-most wins in the NHL this season, and a championship—the Stars’ second ever, if it happens—is in sight. (The team’s opening playoff series is against the Minnesota Wild.)
Nill says he wants his name etched on another trophy, but whether or not he gets it, he’s navigated his life into a kind of triumphant equilibrium. His decades-long partnership with McDonnell is atypical in the cutthroat world of professional sports, and Bekki continues to defy what she was told was a death sentence. She takes oral treatments twice daily and reports for an hours-long chemotherapy infusion every 21 days; Jim typically sits by her side for the duration. And when Dallas hosts its first playoff game this weekend, before Bekki takes her seat, she’ll keep up a tradition: handing out little plastic bags of home-baked mini muffins to arena staffers and their families. Often, they’re blueberry.
Nill attributes the responsibility for his track record in hockey to “the great people I’ve had around me, and my family.” Perhaps that’s the only insight into his mind we’ll get. It appears to be the truth.
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