Effect of Lake Lewisville Corridor on Little Elm? (Dallas, Plano: estate, for sale)

[aggie1tbh]

I live in Dallas now, but am looking at some areas in Little Elm because of the larger 1 acre lots, but I have a little concern. The neighborhoods that I like at first glance are Bay Ridge Estates and Sunrise Bay Estates off of Garza Lane, but the corridor going through there makes me nervous. What are most people's thoughts on what Garza Lane will be like after the expansion and being part of the corridor, would you want to live right off of it? It seems like a lot of homes are for sale in those neighborhoods so I don't know if it's a function of the overall market or those neighborhoods specifically. Any insight would be helpful, thanks.

[austinnetx]

It should raise the property values the same way PGBT did.

[bluescreen73]

Originally Posted by austinnetx

It should raise the property values the same way PGBT did.

That depends. That area is known for its quiet and calm. A bustling 4 lane highway carrying 30,000 cars a day is going to shatter your peace and quiet.

[little elmer]

We live one street off of Eldorado, and there is such a lack of preparation it's scary. Our subdivision is a large one, but we don't have a traffic signal to allow us entry onto Eldorado now; imagine when the bridge is open...

Add to that the bridge is only one of eight sections in the corridor project - a two lane Eldorado will be supporting those 30k+ cars daily.

[austinnetx]

Originally Posted by bluescreen73

That depends. That area is known for its quiet and calm. A bustling 4 lane highway carrying 30,000 cars a day is going to shatter your peace and quiet.

Uh huh.

That's why all those homes East of DNT down near Mockingbird are selling so cheaply. Same goes for all those Shanties in West Plano, too.

[bluescreen73]

Originally Posted by little elmer

We live one street off of Eldorado, and there is such a lack of preparation it's scary. Our subdivision is a large one, but we don't have a traffic signal to allow us entry onto Eldorado now; imagine when the bridge is open...

Add to that the bridge is only one of eight sections in the corridor project - a two lane Eldorado will be supporting those 30k+ cars daily.

I'm right there with you. We live in the Villages of Woodlake. I already emailed Cynthia White, our county commissioner, about the lack of infrastructure in place and her response to me was 100% dismissive. She basically said "sh*t happens."

I thought I read somewhere that the town has asked TxDOT to erect two temporary signals along Eldorado between Preston on the Lakes Blvd and Lobo Lane.

If you thought traffic was bad now, it's going to be hell for 3 years after the bridge is opened because that's how long it's going to take before Eldorado is widened to 4 lanes from Garza Lane east to 423. It smacks of stupidity on the part of Denton County, TxDOT, and the Town of Little Elm, and GREED on the part of NTTA.

[austinnetx]

Originally Posted by bluescreen73

I'm right there with you. We live in the Villages of Woodlake. I already emailed Cynthia White, our county commissioner, about the lack of infrastructure in place and her response to me was 100% dismissive. She basically said "sh*t happens."

I thought I read somewhere that the town has asked TxDOT to erect two temporary signals along Eldorado between Preston on the Lakes Blvd and Lobo Lane.

If you thought traffic was bad now, it's going to be hell for 3 years after the bridge is opened because that's how long it's going to take before Eldorado is widened to 4 lanes from Garza Lane east to 423. It smacks of stupidity on the part of Denton County, TxDOT, and the Town of Little Elm, and GREED on the part of NTTA.

LOL. Is the sky falling, too?

Where did the 30K number come from?

I seriously doubt if the new bridge will see more than 10K cars for both directions when its opened. There is just not the level of development in the areas E of Lewisville as of yet. The local road planning is based upon this.

In addition, most planning numbers are overestimates so that they have a cushion, rather than let problems build up.

For example - Dallas Parkway from 121 to 380 was two lanes at the upper end for years after DNT was extended to 121. It was not a big deal - and DNT/121 sees 150,000 cars a day. But there just was not the level of development on 380 to drive much traffic that way.

I think you should enjoy the easy drive over Lewisville these next few years until things get built up.

[little elmer]

Originally Posted by bluescreen73

I'm right there with you. We live in the Villages of Woodlake. I already emailed Cynthia White, our county commissioner, about the lack of infrastructure in place and her response to me was 100% dismissive. She basically said "sh*t happens." .

I'm in Wynfield Farms, so I know exactly how you feel - I too got the BS from Com. White, something to the tune of " It takes a long time to plan and build a road ". I basically told her that any fool saw this coming 10 years ago.

Aren't they supposed to align Witt Rd. and Woodlake Pkwy before the mass confusion is underway?

[little elmer]

Originally Posted by austinnetx

LOL. Is the sky falling, too?

Where did the 30K number come from?

I seriously doubt if the new bridge will see more than 10K cars for both directions when its opened. There is just not the level of development in the areas E of Lewisville as of yet. The local road planning is based upon this.

In addition, most planning numbers are overestimates so that they have a cushion, rather than let problems build up.

For example - Dallas Parkway from 121 to 380 was two lanes at the upper end for years after DNT was extended to 121. It was not a big deal - and DNT/121 sees 150,000 cars a day. But there just was not the level of development on 380 to drive much traffic that way.

I think you should enjoy the easy drive over Lewisville these next few years until things get built up.

You obviously don't drive Eldorado between DNT and Little Elm...

[$DFW8$]

Originally Posted by austinnetx

LOL. Is the sky falling, too?

Where did the 30K number come from?

I seriously doubt if the new bridge will see more than 10K cars for both directions when its opened. There is just not the level of development in the areas E of Lewisville as of yet. The local road planning is based upon this.

In addition, most planning numbers are overestimates so that they have a cushion, rather than let problems build up.

For example - Dallas Parkway from 121 to 380 was two lanes at the upper end for years after DNT was extended to 121. It was not a big deal - and DNT/121 sees 150,000 cars a day. But there just was not the level of development on 380 to drive much traffic that way.

I think you should enjoy the easy drive over Lewisville these next few years until things get built up.

OMG! Haha you crack me up with all of your posts. I agree with Little Elmer that those roads are a mess, especially Eldorado. I know many people who live in that area and always complain about how the traffic is so bad getting in and out of Little Elm via Eldorado. Pretty much all of Eldorado has traffic problems. You definitely need to get out more and you will see what everybody is talking about.