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
Inside the Dallas furry convention drawing thousands and sparking culture battles
Those strolling around downtown Dallas this weekend might have noticed more tails, claws and snouts than usual.
Inside these flamboyant animal costumes, with cartoonish eyes and plushy paws, are people belonging to a subculture known as furries.
They came from different corners of the world, from different occupations – and as different animals.
Cats. Wolves. Lizards.
Convention guests chat during the Furry Fiesta convention at the Sheraton Dallas Hotel in Dallas, Texas, on Mar 28, 2026.
Jason Janik / Special Contributor
All of them, though, gathered for the “Texas Furry Fiesta.” The convention, held at the Sheraton Dallas Hotel, drew more than 8,000 furries — people who create an anthropomorphic animal character.
Attendees saw the event as a safe space to connect with others in the fandom, which has long been stigmatized. In Texas and across the country, the group has also been swept into heated battles over gender identity in the classroom.
About 65% of furries have not told any family members about their interest, according to studies conducted by Furscience, a website started by scientists researching the subculture. About 40% felt that the fandom was not socially accepted, according to the studies.
Dallas-Fort Worth has hosted the annual convention since 2009, according to David Brooks, an event spokesperson who is also a furry. The convention was organized by Creature Arts, a Texas charity dedicated to coordinating activities for those interested in anthropomorphic art.
The convention features everything from panels for students applying to medical school to nighttime dances, Brooks said. While the community can interact on the Internet, the convention offers an in-person space.

Attendees buy and trade furry-related items during the Furry Fiesta convention at the Sheraton Dallas Hotel in Dallas, Texas, on Mar 28, 2026.
Jason Janik / Special Contributor
“We have a lot of diversity in our community, ranging from race, sex or gender identity,” Brooks said. “It’s hard to find a space where you can gather together and engage in friendly behavior.”
Inside the hotel, hordes of costumed attendees gathered in halls, waited by elevators and snapped pictures. They poked each other with questions about their outfits, and eyed trinkets at vendor tables.
Benedikt Althaus, who goes by Xariif, wore a tiger fursuit draped in red, white and blue stripes and splotches, reminiscent of the American flag.
This is no American tiger, though: Xariif traveled from Germany. The costume was on the cheaper side of fursuit couture, costing about 2,000 euros (roughly $2300 at current exchange rates).

Xariif poses for a photograph during the Furry Fiesta convention at the Sheraton Dallas Hotel in Dallas, Texas, on Mar 28, 2026.
Jason Janik / Special Contributor
At these conventions, you find friends everywhere, Althaus said.
The fandom has faced controversy, having been tied to sexual fantasies in mass media. For example, a “CSI: Crime Scene Investigation” episode portrayed furries as a sexually deviant group. Attendees pushed back on this characterization, saying they are not a fetish community, nor is there an inherently erotic element.
“Most of us are adults. Adult people do adult stuff,” Althaus said. “I don’t think that’s a huge part of this community.”
In 2022, a rumor surfaced in a Michigan school district that litter boxes were being added to unisex bathrooms for students identifying as cats, the New York Times reported. Similar accusations popped up across the country, leaving school superintendents, including the one in Michigan, to debunk them.
In 2025, Gov. Greg Abbott resurrected the hoax during his tour to pitch a $1 billion school voucher-style program, the Houston Chronicle reported. The same year, a bill, called the “F.U.R.R.I.E.S. Act,” was introduced to outlaw role-playing in Texas public schools.
“In some small rural sections of school districts in the state of Texas, they have in their schools, what are called furries,” Abbott told a gathering of pastors in Austin. “Kids go to school dressed up as cats with litter boxes in their classrooms.”
Similar events to the Texas Furry Fiesta have also been the target of violence. In 2014, at a Chicago-area furry convention, an “intentional” chlorine gas bomb was detonated, leaving 19 people hospitalized, according to the Chicago Tribune.
Near Main Street Garden Park, Alejandra Martinez did a double-take when she spotted a tail. Then, another.
It wasn’t a dog, or cat, or raccoon, but people.
While she can’t relate to the subculture, she can relate to the artistry and creativity required of it. At a small market on Saturday, she was selling handmade jewelry and charms for her business.
“If you look at it from a creative outlet, you definitely see, this is actually a hobby they’re dedicated to,” Martinez said.
Dallas, TX
DAL@PIT Postgame: Glen Gulutzan | Dallas Stars
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Dallas, TX
Cowboys Showing Significant Interest in Son of Philadelphia Eagles Legend
Getty
LB Josiah Trotter had a Top 30 visit with the Dallas Cowboys.
Former Missouri linebacker Josiah Trotter is working out for the Dallas Cowboys ahead of the 2026 NFL draft, according to his March 27 Instagram story.
If Dallas selects the 20-year-old linebacker, who is the son of Philadelphia Eagles legend Jeremiah Trotter and the brother of current Eagles LB Jeremiah Jr., it would put two brothers on opposite sides of one of the NFL’s most heated rivalries.
Jeremiah Sr. spent the best years of his 12-season NFL career in Philadelphia, earning four Pro Bowl nods, a first-team All-Pro nod and induction into the Eagles Hall of Fame. Jeremiah Jr. was a fifth-round pick by the Eagles in the 2024 draft and won a Super Bowl ring as a rookie.
Now, a third member of the family is about to enter the league, and it’s clear the Cowboys have a close eye on him.
More on Dallas Cowboys Having LB Josiah Trotter in for a Top 30 Visit Ahead of NFL Draft


GettyThe Dallas Cowboys are bringing LB Josiah Trotter in for a Top 30 visit ahead of the 2026 NFL Draft.
Trotter’s college career was brief but sharply ascending. He signed with West Virginia in 2022 and redshirted the 2023 season after tearing his ACL during spring practices — a significant setback that delayed his debut but did nothing to diminish his trajectory.
When he finally got on the field in 2024, Trotter immediately established himself as a tone-setter. He finished the season with 92 tackles, four tackles for loss, half a sack, an interception and two passes defended, earning Big 12 Defensive Freshman of the Year honors and a spot on the Football Writers Association of America freshman All-American team.
Looking for a bigger stage, Trotter transferred to Missouri, and the move to the SEC only elevated his game. Playing in the tougher conference, he finished with 84 tackles (13 for loss), 2.0 sacks and a pass defended in 2025, earning first-team All-SEC recognition. Across two seasons as a starter, Trotter compiled 176 tackles and 2.5 sacks while playing for two different programs — a testament to his ability to step in and produce regardless of scheme.
Trotter also met with Dallas at the scouting combine, so the Cowboys’ interest is clearly there.
A Closer Look at the Cowboys LB Room Heading Into 2026 NFL Draft
Dallas’ linebacker room was arguably its weakest position group in 2025. DeMarvion Overshown, their most talented option at the position, has now suffered season-ending knee injuries in back-to-back years, including a torn ACL, MCL and PCL in December 2024 that cost him the first 10 games of the 2025 season. He returned in Week 11 but went down again with another serious knee injury in Week 16.
Overshown enters 2026 in the final year of his rookie contract, and the Cowboys have not committed to an extension. Dallas released veteran Logan Wilson this offseason, and Kenneth Murray departed after a relatively underwhelming year-long stint.
Drafting Josiah would mean a Trotter lining up on both sides of the NFC East’s nastiest rivalry — one brother anchoring the middle for the Eagles, the other doing the same in Dallas.
Considering new defensive coordinator Christian Parker is installing a 3-4 base defense that puts a premium on physical, smart players over the middle, there’s little doubt Dallas will be adding to the position in the draft. The only question is which LB(s) they’ll wind up with.
More Heavy on Cowboys
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