Architecture Critic Outlines “Commonsense” Roadmap to Revitalize Downtown Dallas Amid Urban Planning Crisis
As downtown Dallas faces a convergence of high-stakes challenges—including the departure of major tenant AT&T, the looming redevelopment of the convention center, and proposals for new sports arenas—architecture critic Mark Lamster has issued a stark warning against “rash decisions” while outlining a series of policy and design interventions aimed at stabilizing the city’s core.
In a detailed critique for The Dallas Morning News, Lamster characterizes the current moment as “fraught and precarious,” noting that the decisions made in the coming months regarding City Hall, transportation infrastructure, and commercial vacancies will define the city’s physical and economic character for generations.
Tax Policy and Land Use Reform
A central pillar of the proposed revitalization strategy involves a reassessment of how vacant land is taxed. Lamster argues that the current tax structure incentivizes property owners to sit on undeveloped lots, leaving downtown pockmarked with surface parking and empty parcels that break the urban fabric. He advocates for shifting the tax burden to reflect the “true value” of the land, a move designed to spur development and generate revenue for infrastructure improvements.
Furthermore, he suggests immediate municipal ordinances requiring owners of surface lots to landscape their perimeters. This measure aims to shield pedestrians from the “grim” visual of asphalt and cars, addressing the “automotive-scaled” environment that currently discourages walkability.
Infrastructure and Streetscape Redesign
Addressing the city’s hostility to pedestrians, the critique calls for a radical rethinking of downtown streets. Specific proposals include:
- Woonerfs: Converting select streets into shared spaces where cars, cyclists, and pedestrians coexist at slow speeds, a concept borrowed from Dutch urban planning.
- Main Street Pedestrian Mall: Closing Main Street to automotive traffic entirely to create a walkable corridor linking Dealey Plaza to the Deep Ellum entertainment district.
- Sidewalk Repair: Prioritizing the repair of broken and obstructed sidewalks, which currently force pedestrians into active traffic lanes.
The Battle Over City Hall
Perhaps the most contentious point in the debate is the future of the I.M. Pei-designed Dallas City Hall. Amid reports that city officials are considering demolishing the brutalist landmark to make way for a new development—potentially a basketball arena for the Dallas Mavericks—Lamster describes such a move as an “act of epic mismanagement.”
Proponents of demolition argue the building has a deferred maintenance bill exceeding $100 million and that its concrete aesthetic is outdated. However, Lamster counters that replacing the civic hub would cost taxpayers significantly more—potentially approaching $1 billion—and would cede a public asset to private real estate interests. He points to Boston’s recent successful renovation of its own brutalist City Hall and plaza as a model, suggesting that Dallas could similarly reactivate the underused plaza with landscaping and playgrounds rather than razing the structure.
Background and Historical Context
The urgency of these recommendations is framed by Dallas’s history of urban planning missteps. The critique cites the city’s 2001 loss of the Boeing headquarters relocation to Chicago, a defeat largely attributed to Dallas’s lack of “urban vitality” and cultural amenities. While subsequent projects like Klyde Warren Park and the Arts District have attempted to address these deficits, the core issues of connectivity and street-level vibrancy remain unresolved.
Additionally, the debate touches on the long-standing controversy surrounding Interstate 345, the elevated highway severing downtown from Deep Ellum. Urban planners have long advocated for its removal or depression to re-knit the urban grid, a proposal that aligns with the broader push for a less car-centric downtown.
Objections and Counterarguments
While the vision for a walkable, preserved downtown is popular among urbanists, it faces significant hurdles.
- Traffic Congestion: Traffic engineers and suburban commuters often object to proposals that reduce vehicle lanes or remove highways, citing fears of increased gridlock in a region heavily reliant on personal automobiles.
- Economic Viability: Developers and some city officials argue that aging structures like City Hall are money pits and that new, purpose-built mixed-use districts (anchored by modern arenas) generate more immediate economic velocity and tax revenue than restoration projects.
- Safety Perceptions: Critics of open pedestrian malls often point to security concerns, arguing that without intense management and security—often provided by private campuses rather than public streets—such areas can become magnets for crime or vagrancy.
The Path Forward
The debate underscores a fundamental tension in Dallas urban planning: the choice between sweeping, “silver bullet” mega-projects—such as a $3 billion convention center overhaul or a new arena—and the granular, incremental work of fixing sidewalks, planting trees, and adjusting tax codes.
“There is no quick fix for downtown,” Lamster writes, warning that attempts to find one often exacerbate existing problems. The coming decisions on whether to reinvest in existing civic architecture or pivot toward new mega-developments will test the city’s willingness to learn from its past.
