Dallas’ unrealized potential

The great thing about a large city is that it has so much to offer and so much potential. It is capable of overcoming obstacles and challenges.

Sometimes it happens from inspired leadership, like Ron Kirk working with Ross Perot Jr. to turn a brownfield into, dare I say it, Victory.

Other times it occurs from the workings of wizened veterans deep in the bowels of City Hall, like former City Manager George Schrader.

I believe it can also occur from the public. A more demanding and voting public might spark and demand results, insisting on a brighter future.

A recent CommercialCafe report concluded that the city of Dallas has the most undeveloped land of any American city. Dallas boasts more than 33,000 parcels comprising 90,739 acres. The average parcel size is nearly 3 acres, making development possible.

The great majority of these tracts are south of Interstate 30. Industrial and distribution uses are most interested in these sites because of their access to the Inland Port. Political leadership at the city, however, has turned its back on such projects.

Even more problematic, these 3-acre sites do not lend themselves to the single-family, large lot preferences of appointed and elected officials and homeowners. These are urban infill projects that require specialized zoning that makes something out of nothing. Importantly, these have to be projects desired by the market — not something popular with neighbors.

Fort Worth finished second in the CommercialCafe study, with 74,835 acres of vacant land with an average size of 2.6 acres. I suspect Fort Worth, like plucky TCU, will get more out of less acreage than does Dallas.

Fort Worth’s can-do attitude, brisk process at the city, and pro-business mindset is attractive to infill projects.

The future is so bright for the metroplex we all may need to wear Deion Sanders-inspired shades. The two cities have more undeveloped land than do the rest of the top 20 American cities combined. For those who think the pace of growth in the metroplex has been fast, brace yourself because there is potential for much more.

Amazingly, in the recent citizen satisfaction study, Dallas citizens thought the pace of development was too brisk — despite losing significant population in the last census period. Dallas residents largely do not support change, but that’s what’s necessary to increase the tax base.

I was recently in a meeting with a legendary Dallas developer who actually lives in the city of Dallas. “It’s sad,” he commented about the state of affairs in Dallas, “because the city has so much potential.”

A lot of other real estate professionals are thinking the same thing.

When people travel, they may say, “I am from Dallas.” Once they get home, most of them scurry home to suburban places of greater opportunity and safety. Too few Dallas police or firefighters live in the city. Same with many other city employees I deal with. They live in suburban communities with smooth streets, safe neighborhoods and good services to go with lower taxes.

City employees not living where they work is like a restaurant the workers will not eat in, and that is a big problem. There’s a lot less skin in the game.

People do not want to live somewhere that will be nice in 20 years. The city of Dallas, big on potential, is not achieving now.

Texas will be the most populous state in the union by 2050. The next two decades seem destined to have various bursts of “Gone to Texas” from around the country. The cities that manage their land and get it into play will increase in population and prosperity. The region’s largest cities have a greater advantage of any American cities. Let’s insist that they fulfill this potential.

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