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Cothrum: A Far North Dallas office building gets its reckoning

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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.

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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.

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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.

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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.

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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.

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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.

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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.

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Dallas’ digital creator economy is booming. Burnout is too.

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Dallas’ digital creator economy is booming. Burnout is too.


The glitz. The glam. The parties. The trips. The allure of high fashion bedazzled with a life of luxury. As with much of the filter-polished nature of social media, all is not as it appears.

For Shaun Balkum, he was living a dream as a high-fashion model with ties to New York and as one of Dallas’ most recognizable faces. The statuesque king of pose was living the high life — or so it seemed. Gracing the runways and booked for Dallas’ marquee fashion shows like DIFFA, Balkum appeared to have it all. Behind closed doors, though, was a past riddled with pain, trauma, suicide ideation and repeated bouts with homelessness. With nowhere to turn and little help, he internalized in the dark, not knowing that many of his peers were also struggling in the same deafening silence.

“Being in the industry for about 15 years now, I’ve been through a lot,” the 34-year-old father of two tells the Observer. “Working in New York at a young age and seeing so many people going down different, dark paths, and the industry just eating them up, was eye-opening for me. A lot of people on the outside will wonder ‘why is this actor on drugs’ or ‘why is there so much suicide within these careers?’ What they don’t realize are the things that these individuals put themselves through. They don’t express or talk about it because they feel like they’re going to be judged at the end of the day by their peers and family.”

Shuan Balkum is a model and influencer who wants to provide more mental health resources to Dallas’ creative community.
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Going digital-second

With the dominance of a digital-first culture, creatives today face unprecedented pressure, from constant content demands, online comparison, scrutiny, burnout and isolation. According to a recent study conducted by Creators for Mental Health, an organization that aims to provide resources to digital creators, approximately 1 out of 10 creators say that they’ve experienced suicidal thoughts, with nearly 2 out of 3 creators admitting to mental health challenges such as anxiety and depression. Higher incidence rates rank even more among tenured creators.

According to the National Institute of Health (NIH), suicide continues to be one of the leading causes of death in the U.S. The rate observed among influencers is nearly double the NIH’s reported national average.

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And, as online content creation has become an increasingly lucrative path, market oversaturation has fueled added stressors of competition and gig instability.

“There’s an influx of constant competition,” says Jessica Serna, a veteran influencer behind My Curly Adventures. “People don’t realize that it’s not enough just to take good pictures and videos. A lot of times there’s way more going on [behind the scenes] so that you can stand out amongst 100,000 other influencers and creators. I think that’s where the burnout comes – it’s the pressure to stay above in such a competitive field.”

In videos captured across the country, the Dallas-based Serna is all smiles and full of vibrancy as she and her husband traverse turquoise Caribbean waters and dive deep into the ocean blue. Posting daily, she has amassed an audience of over 300,000 Instagram followers sourcing tips on travel, lifestyle and food. Over on TikTok, her reach extends even further with 571,000 followers.

While Serna admits that all that glitters can be gold in the influencer lifestyle, there can also be a dullness when creators face the not-so-glamorous business side of being a creative in order to stand out among a sea of others.

“This has been the most stressful job I’ve ever [had],” Serna says. “I go to sleep thinking about things. I wake up and there’s the pressure of… so many businesses that don’t value your time, or wait two weeks to issue you a paycheck, and then want something the next day, only to ghost you again for another three weeks. Or, a paycheck that you were supposed to get three months ago is now taking its time because it got caught up in something corporate.”

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Late paychecks and the pressure to be perfect are only the tip of the iceberg of what creatives experience.

In a recent Youtube confessional titled “being a full time influencer ruined my life,” Dallas creator Ashley Devonna candidly detailed what life was really like for her behind the filters, hashtags and sponsorships. After a 4-year hiatus to recover, the Texas Woman’s University graduate is back, but now on her own terms. Many others are still stuck in the cycle.

Finding community on and offline

Balkum cites a lack of community and safe spaces for honest reflection, as well as a shortage of affordable mental health resources, as inspiring him to launch his House of Balkum Foundation, a 501(c)(3) initiative stemming from the inadequacies of the fashion industry, and now offering emergency relief assistance, emotional support, community gatherings and mental health and wellness resources. His upcoming event, Saving the Creatives —dubbed the “church for creatives” — will feature an all-star panel of Dallas’ top talent including Celebrity Stylist KJ Moody, Actor and Model Kamen Casey, Photographer Jamie House and others, to discuss the challenges suffocating the industry, but also to provide solutions and support. 

“We’re all intertwined in a way, and we all need each other,” Balkum says. “You know, the models need the photographers, and the photographers need the makeup artists, and the makeup artists need the models. At the end of the day, I want creatives to understand that they finally have somebody here for them, and that’s looking after them. For all of the creatives that have felt alone, that have struggled in silence – we hear you. You can talk to us and we’ll provide whatever help that we can for you.”

RM11 is an organization that aims to support creators in entrepreneurship while offering expanded access to mental health programs.

Dallas startup RM11 is on a similar mission. The creator-first platform was founded by Natasha August and boasts numerous perks that allow creators to own their relationships with their followers, receive fair monetization and build a sustainable business – and, hopefully, a less stressful one. 

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“Creators are entrepreneurs in every sense of the word,” August says. “They’re building brands, communities, revenue streams and entire businesses around their voice and audience. The more I learned about the creator economy, the more I realized how underserved creators really are. They’re expected to be talent, a marketer, customer support, content strategist, community manager and business owner all at once. I saw an opportunity to build something that gave creators more control, better tools and a more supportive way to monetize directly from their audience.”

Recently, RM11 strategically partnered with both Revive Health Therapy and Creators 4 Mental Health  – a major step in its mission to support creator well-being, reduce burnout and build a healthier creator ecosystem through its CreatorCare approach. RM11 creators have access to licensed mental health professionals who specialize in creator-specific stressors, as well as affordable, flexible therapy options, community support and wellness tools to help manage burnout and emotional fatigue.

“One of the biggest misconceptions that the general public has is that creating content is easy or not a ‘real job.’ In reality, creators are running small businesses, often by themselves, while also putting their personality, image and personal life in front of the public,” August says. “There’s also a misconception that if someone has followers or makes money online, they must be confident, happy or unaffected by negative comments and pressure. But creators can experience burnout, isolation, anxiety and emotional exhaustion just like anyone else, sometimes even more intensely because their work is so personal and public.”

According to a 2026 study with data from Social Blade, Texas ranks fourth among the nation’s largest hubs for online influencers, accounting for roughly 8% of the most-followed creators. The state is also home to 1 out of 10 creators ranked in the top 500 of the creator ecosystem. If you want to make it to the top of the creator economy, Dallas is where you come. Therefore, Dallas-based businesses like House of Balkum and RM11 are not only essential but necessary with growing demand.

“Being an influencer is easy, but when something’s easy, and you actually want to be successful in it, that’s when it gets harder than people even realize. I’m extremely grateful for it though,” Serna says. “It’s so funny how something can be so simultaneously amazing and so draining at the same time.”

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Saving the Creatives will be hosted by The House of Balkum on Sunday, July 12, at 6:00 p.m. at Four Day Weekend, 5601 Sears Street. Tickets are available for $35.

If you or someone you know is struggling with suicidal thoughts, help is available. You can call or text 988 to reach the Suicide & Crisis Lifeline, or chat via 988lifeline.org for free, confidential support 24/7.



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Dallas millionaire files lawsuit against groundwater district

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Dallas millionaire files lawsuit against groundwater district


Subscribe to The Y’all — a weekly dispatch about the people, places and policies defining Texas, produced by Texas Tribune journalists living in communities across the state.


Audio recording is automated for accessibility. Humans wrote and edited the story. See our AI policy, and give us feedback.

Two companies tied to a Dallas investor filed a federal lawsuit to lift a moratorium in an ongoing East Texas water dispute, alleging a groundwater district has illegally blocked their efforts to extract water from beneath land they own.

This is the latest legal action taken in a growing battle over groundwater resources in East Texas.

Kyle Bass, a venture capitalist and owner of Redtown Ranch Holdings LLC and Pine Bliss LLC, is seeking to end a moratorium on large-scale water extraction projects imposed by the Neches & Trinity Valleys Groundwater Conservation District. The lawsuit, filed through Redtown Ranch and Pine Bliss, argues that the conservation district violated the constitutional rights of Bass and his companies by denying access to water beneath the land and also seeks an undisclosed amount of compensation.

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Redtown Ranch and Pine Bliss, both funded by Bass’ private equity firm Conservation Equity Management, filed permits with the Neches & Trinity Valleys Groundwater Conservation District to drill 43 water wells across two counties that, when fully operational, could extract billions of gallons of water from the Carrizo-Wilcox Aquifer.

“What we’re trying to do here is just prevent the district from weaponizing its regulatory power to strip my clients of their property rights,” said Mollie Mallory, an attorney with Tillotson Patton, the law firm representing Redtown Ranch and Pine Bliss LLC. “The whole purpose here is just to hold them accountable and to get them to follow their own rules.”

Bass said he hasn’t been treated fairly by the district despite following its rules for years. He said the roadblocks enacted by the district, such as the moratorium, prevented his company from testing the groundwater beneath land he owns.

“This is bigger than just what happened to me,” Bass wrote in a statement to The Texas Tribune. “My lawsuit is about protecting the property rights of all Texas landowners and making clear that government regulators cannot simply change the rules to pick winners and losers.”

The groundwater district had not been served with the new lawsuit as of Wednesday afternoon, said Holli Pryor-Baze of Skelton Slusher Barnhill Watkins Wells PLLC, the attorney representing the groundwater district.

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“We certainly disagree with the allegations, but are not prepared to say more than that,” she said.

A board meeting for the district will be held next week, at which time Pryor-Baze said she hoped to have been served and given time to think through the lawsuit.

Battle over water rights

The lawsuit follows a yearslong battle over groundwater access that reached a fevered pitch during the second special session of the 2025 legislative session in August. State lawmakers at the time tried and failed to set a statewide moratorium on projects of this magnitude until the state could study its aquifers to determine how much water is available and how quickly the groundwater supply replenishes.

It all began when Conservation Equity Management purchased thousands of acres in Houston, Anderson and Henderson counties with the intent to drill 43 high-capacity water wells. The latter two counties are represented by a groundwater conservation district that gave initial approvals for the project to move forward because the applications were administratively complete, a legal term meaning they were filled out properly.

The project drew the ire of East Texans, who were already angry at a number of Dallas-area organizations seeking to extract water from the region. But poultry producer Wayne-Sanderson Farms LLC, which has operations in East Texas, sued to stop the project, claiming that the wells would drain the area of its main water source and impact its operations. Wayne-Sanderson Farms uses water from the Carrizo-Wilcox Aquifer for its processing plants and feed mills.

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A district judge approved a settlement between the groundwater conservation district and Sanderson Farms and barred the district from approving certain applications until the aquifer could be studied. It also voided the original decision that the applications were administratively complete.

Then, on May 21, 2026, the district adopted a resolution calling for a moratorium on any “new non-exempt groundwater permit applications.” This moratorium prevents the district from taking action on applications for projects that don’t provide water for local use, such as for households, agriculture or local businesses.

The moratorium will end in October or when the district finishes reviewing and updating its rules — whichever is later. The district is in the process of doing so right now, Pryor-Baze said.

Conservation Equity Management sued to vacate the judge’s moratorium, then filed the latest lawsuit to stop the district’s moratorium in federal court in Tyler on July 7.

The goal is to allow Pine Bliss and Redtown Ranch to finish the administrative process as laid out in the district’s bylaws. This would include going through the State Office of Administrative Hearings before beginning operations.

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“We would just continue down that road with the hope that we eventually get to do exploratory drilling to see what water is on their land,” Mallory said.



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Role Call: Tyrus Wheat looking to make most of second stint with Cowboys

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Role Call: Tyrus Wheat looking to make most of second stint with Cowboys


(Editor’s Note: As part of the preparation for training camp, this series will introduce 25 players who are new to the Cowboys’ roster, rookies and veterans alike. We’ll continue with outside linebacker Tyrus Wheat.)

The 2026 season will mark a homecoming for Wheat, who is now back in Dallas for his second stint with the Cowboys. As an undrafted free agent out of Mississippi State, Wheat signed with the Cowboys in 2023 on the practice squad before quickly being signed to the active roster a few months afterwards.

In his rookie season, Wheat saw a majority of his snaps come on special teams with 197, and only 31 snaps on defense. That would flip in his second season, with 165 snaps on defense and 46 on special teams. Through two years, Wheat played in 20 games and tallied 18 tackles and half a sack before spending a year with the Lions in 2025.

As is true across all levels of football, you can never have enough pass rushers. Wheat gives the Cowboys another pass rusher, who has the added ability to be able to help out on special teams as well as a blocker on kickoffs.

As for how much he’ll be in the defensive rotation, that’ll have to be something he earns in training camp. The Cowboys have some younger pass rushers ahead of him now like Donovan Ezeiruaku and first-round pick Malachi Lawrence, so there’ll need to be some proving done. That said, Wheat is also coming off his best year yet with the Lions. Will it be enough to find a role in the pass rush rotation? Oxnard will give us a good idea of that.

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  • Wheat played a vital special teams role for the Lions last season, tallying 11 special teams tackles which was the third-most for Detroit in 2025. He played a career-high 215 special teams snaps in order to get to that point.
  • Wheat’s one and only season away from the Cowboys thus far in his career saw him play in 15 games for the Lions, where he also tallied a career-high 15 tackles and 1.5 sacks despite only playing 66 defensive snaps.
  • After wearing 91 in his first stint with Dallas, Wheat returns to the Cowboys wearing 90 now, which was last worn by defensive tackle Solomon Thomas.



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