That photo is the exit in light traffic. It has traffic backed up half a mile or so onto actual 340 due the light frequently.

PartyBear said:

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Like I said fly overs are necessary today actually at that intersection. I cannot imagine the cluster it will be while they are constructing the fly overs. In fact, I'm not sure how the hell they will do it without having to close down that intersection.

The access roads from 35 to Richland Mall on 340 did not go all they way. They broke and ended at spots become mandatory turn arounds in those spots. I'm using past tense now because they are currently destroyed.

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Not sure if you were replying to me or just in general but....

I agree flyovers are needed, I am just curious why they haven't already started some of the work while doing the feeder road work that has been going on. To me it seems like they are getting the feeder roads fixed and then going to have to close parts again to add in the bridges and entrances for the flyovers. It just seems like part of the work could be getting done now instead of finishing this project and then in a year, two, or whatever time frame start a new project.

As to the access roads that is what I said above... that they stopped at two points and now go all the way and even though it was called a mall to mall project technically the access road starts at the river and goes all the way to the lake.

SteamedHams said:

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Driving from campus back towards McGregor everyday for the last decade+, I've seen probably 40 accidents in total at this exit. Going from 65mph down to zero in a blink of an eye with as many distracted drivers as there are, this section needs to be a flyover ASAP.

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Yes I hate that exit. It was always bad too with the cars not yielding coming from the turn around when you are trying to get over to turn right.

That direction desperately needs a flyover as well as one from 84E to 6S and one from 84W to 6S. In my opinion those are the 3 directions of travel most frequently used and most frequently backed up.

Weston Rogers said:

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Also I don't see any traditional grocer as a play in this area; a Trader Joes, Sprouts, or Natural Grocers could be an option to hit the niche market with the higher end crowd out there.

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TJ ain't coming <InsertDeanWormergifhere>. Can't speak for Natural and/or Sprouts but they're in the process of repositioning some of their more urban sites but very, very unlikely. These demos are way off from what they generally target. And when any developer mentions Central Market as an option I automatically cease reading. Full stop. I'm sure there was mention of a Domain lifestyle project somewhere in there too lol.

Don't rule out at least one more HEB in the Waco MSA between now and 2026 however.

It just won't be at this site.

BaylorBJM said:

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Weston Rogers said:

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Also I don't see any traditional grocer as a play in this area; a Trader Joes, Sprouts, or Natural Grocers could be an option to hit the niche market with the higher end crowd out there.

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TJ ain't coming <InsertDeanWormergifhere>. Can't speak for Natural and/or Sprouts but they're in the process of repositioning some of their more urban sites but very, very unlikely. These demos are way off from what they generally target. And when any developer mentions Central Market as an option I automatically cease reading. Full stop. I'm sure there was mention of a Domain lifestyle project somewhere in there too lol.

Don't rule out at least one more HEB in the Waco MSA between now and 2026 however.

It just won't be at this site.

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Waco always seems to be the test site for fat-free versions of various outfits. Cabelas, Top Golf, etc.

Would be neat to get a mini version of a high end grocer in this site. No idea the feasibility of it, but would be a good proof of concept place to try it.

Yogi said:

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So basically, Waco is getting a Yuppie Market where the only available bags are ******bags....

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I really miss Trader Joe's and stop by when close to one in Dallas/Austin. Buffalo chicken dip is amazing

Might be heading back to Waco in the near future. A Trader Joe's would be a dream. Love the friendliness and honesty of the employees. I've had them pull something out of my basket and say this isn't good don't buy it, I'll take it back for you.

erewhon?

PA.

- UL

BID.

{ sipping coffee }

https://www.erewhonmarket.com/

boykin_spaniel said:

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Might be heading back to Waco in the near future. A Trader Joe's would be a dream. Love the friendliness and honesty of the employees. I've had them pull something out of my basket and say this isn't good don't buy it, I'll take it back for you.

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They are the best employees ever, best baggers in the world. Always bagged correctly and if you call ahead theyll pull an item for you to come get later.

Woodway HEB in the news for being awesome, per the usual

https://www.kwtx.com/2023/05/05/woodway-woman-surprised-by-h-e-b-curbside-employees-act-kindness-very-hectic-day

BaylorBJM said:

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Weston Rogers said:

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Also I don't see any traditional grocer as a play in this area; a Trader Joes, Sprouts, or Natural Grocers could be an option to hit the niche market with the higher end crowd out there.

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TJ ain't coming <InsertDeanWormergifhere>. Can't speak for Natural and/or Sprouts but they're in the process of repositioning some of their more urban sites but very, very unlikely. These demos are way off from what they generally target. And when any developer mentions Central Market as an option I automatically cease reading. Full stop. I'm sure there was mention of a Domain lifestyle project somewhere in there too lol.

Don't rule out at least one more HEB in the Waco MSA between now and 2026 however.

It just won't be at this site.

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I'll add when I hear the general public say they want/need an X (being a high end retail of any sort) or that X is looking at our area, I general just laugh.

While the demo's here in the land of the collie are better (lots more $$$ in Brazos County than McLennan) The people here in BCS thinking/wishing for Nordstrom or Neiman's, etc, and/or Whole Foods are just delusional. They just don't understand what it takes for high end stores to make it. I had not realized that same sort person called McLennan County home. I'm in Waco a lot. I was born in Waco, have family and friends there and am there for BU games as much as possible. As a CRE guy, I'm amazed at all the development and positive news from my home town. But sometimes .........

cowboycwr said:

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SteamedHams said:

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Driving from campus back towards McGregor everyday for the last decade+, I've seen probably 40 accidents in total at this exit. Going from 65mph down to zero in a blink of an eye with as many distracted drivers as there are, this section needs to be a flyover ASAP.

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Yes I hate that exit. It was always bad too with the cars not yielding coming from the turn around when you are trying to get over to turn right.

That direction desperately needs a flyover as well as one from 84E to 6S and one from 84W to 6S. In my opinion those are the 3 directions of travel most frequently used and most frequently backed up.

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Flyovers are on the way.

I believe there are two flyovers included at 340 and 84 as part of the 84 expansion coming in the next couple of years.

Coke Bear said:

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trey3216 said:

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VM store is quick and easy, but with a vehicle involved (assuming the kids don't get them delivered, or if they buy groceries at all)

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I might disagree with the quick and easy. The parking lot is strangely configured with the adjacent strip center attached (Twin Liquors, etc.)

Entering the parking lot is somewhat challenging from either the VM side or access road side.

I love the store and their variety, but I find myself stopping at the Bellmead HEB for convenience on my way home. (I work on the north side of town.)

(City of Waco problems)

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Use Irving Lee to access that store and thank me later.

cowboycwr said:

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SteamedHams said:

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Driving from campus back towards McGregor everyday for the last decade+, I've seen probably 40 accidents in total at this exit. Going from 65mph down to zero in a blink of an eye with as many distracted drivers as there are, this section needs to be a flyover ASAP.

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Yes I hate that exit. It was always bad too with the cars not yielding coming from the turn around when you are trying to get over to turn right.

That direction desperately needs a flyover as well as one from 84E to 6S and one from 84W to 6S. In my opinion those are the 3 directions of travel most frequently used and most frequently backed up.

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With the mall to mall project, the exit for 84 on westbound Highway 6 will be all the way back around where the Toyota dealership is and then the main lanes won't have the backup, it will all be on the frontage road...

boykin_spaniel said:

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Also work in CRE so fully get you but it doesn't mean I can't hope for some dummy with a delusion to try and convince Trader Joe's to open a store in Waco.


Every college town has these rumors. Some delusional developer from there or an alum dreams of putting their thumb print on it. It ain't a crime to have a dream… or lose your arse on said dream

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Yep, you are correct.

We live in sun west, been here since 2007 and the amount of change out here has been incredible.

I'll be curious to see if this really takes off or if current prices/interest rates and other things I'm not smart enough to consider on a project this size will keep it from happening.

cowboycwr said:

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SteamedHams said:

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Driving from campus back towards McGregor everyday for the last decade+, I've seen probably 40 accidents in total at this exit. Going from 65mph down to zero in a blink of an eye with as many distracted drivers as there are, this section needs to be a flyover ASAP.

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Yes I hate that exit. It was always bad too with the cars not yielding coming from the turn around when you are trying to get over to turn right.

That direction desperately needs a flyover as well as one from 84E to 6S and one from 84W to 6S. In my opinion those are the 3 directions of travel most frequently used and most frequently backed up.

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As mentioned, the exit for 84 will now be nearly a mile farther back so there will be no back up onto the freeway. And the on-ramp to Hwy 6 will now be almost a mile from the Hwy 6/84 intersection so people will be able to take a right on red and drive nearly a mile...not have to attempt to quickly cross multiple lanes to get on.

A flyover would still be better but those two solutions will greatly change the traffic build up in that location for the better.

BaylorGuy314 said:

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cowboycwr said:

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SteamedHams said:

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Driving from campus back towards McGregor everyday for the last decade+, I've seen probably 40 accidents in total at this exit. Going from 65mph down to zero in a blink of an eye with as many distracted drivers as there are, this section needs to be a flyover ASAP.

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Yes I hate that exit. It was always bad too with the cars not yielding coming from the turn around when you are trying to get over to turn right.

That direction desperately needs a flyover as well as one from 84E to 6S and one from 84W to 6S. In my opinion those are the 3 directions of travel most frequently used and most frequently backed up.

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As mentioned, the exit for 84 will now be nearly a mile farther back so there will be no back up onto the freeway. And the on-ramp to Hwy 6 will now be almost a mile from the Hwy 6/84 intersection so people will be able to take a right on red and drive nearly a mile...not have to attempt to quickly cross multiple lanes to get on.

A flyover would still be better but those two solutions will greatly change the traffic build up in that location for the better.

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I think that will only partially help some of the problem.

When coming from 84 heading east into Waco there is often a large back up of vehicles trying to turn right that cannot do so when it is red because there are so many cars coming. Even just to turn into the right lane. Having the entrance further down will help a little but I just don't see that helping the back up on 84 much.

Same for the 6 to 84 change. Now the back up will just be on the frontage road, not the highway.

cowboycwr said:

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BaylorGuy314 said:

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cowboycwr said:

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SteamedHams said:

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Driving from campus back towards McGregor everyday for the last decade+, I've seen probably 40 accidents in total at this exit. Going from 65mph down to zero in a blink of an eye with as many distracted drivers as there are, this section needs to be a flyover ASAP.

---

Yes I hate that exit. It was always bad too with the cars not yielding coming from the turn around when you are trying to get over to turn right.

That direction desperately needs a flyover as well as one from 84E to 6S and one from 84W to 6S. In my opinion those are the 3 directions of travel most frequently used and most frequently backed up.

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As mentioned, the exit for 84 will now be nearly a mile farther back so there will be no back up onto the freeway. And the on-ramp to Hwy 6 will now be almost a mile from the Hwy 6/84 intersection so people will be able to take a right on red and drive nearly a mile...not have to attempt to quickly cross multiple lanes to get on.

A flyover would still be better but those two solutions will greatly change the traffic build up in that location for the better.

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I think that will only partially help some of the problem.

When coming from 84 heading east into Waco there is often a large back up of vehicles trying to turn right that cannot do so when it is red because there are so many cars coming. Even just to turn into the right lane. Having the entrance further down will help a little but I just don't see that helping the back up on 84 much.

Same for the 6 to 84 change. Now the back up will just be on the frontage road, not the highway.

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I agree, and also the amount of times I've seen cars get stuck in the intersection here:



...is crazy. Having those two lights back to back, with SO many 18 wheelers forced into that 90 degree turn to go west on 84, it can be just chaos here during peak drive times.

Only a fly over will truly fix this situation, because while the exit ramp IS bad and elongating it will help, unfortunately that is only part of the overall problem.

Please for the love of god no... from someone who lives off 84. F NO!

Looks like this development was back in the news again this week. Hope it goes through, I live in this area and recently transplanted from Dallas. This will stop my monthly trips to shop at TJ!

Maybe so, but I'm this instance it was hella funny.

New article on this topic:

https://wacotrib.com/news/local/business/development/88-acre-project-eyeing-grocery-store-more-near-mcgregor-airport-gets-zoning-nod/article_0ca91660-5d4f-11ee-ac81-e3f9334ebfcc.html

whitetrash said:

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SteamedHams said:

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Coke Bear said:

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I'm not saying that Trader Joe's isn't coming to that area; however, they would be much better suited in Central Texas Market Place.

The McGregor seems a little too limited at this point for them to move there.

There name on this announcement feels more splash to draw attention to the project. (Think every time Pappasito's is mentioned.) I could see Central Market saying yes to that area.

[Crap. I thought about Pappasito's - now I want Tex-Mex tonight]

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2 of those 7 actually showed up. And only one of them lasted.

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Which ones?

atomicblast said:

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whitetrash said:

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SteamedHams said:

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Coke Bear said:

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I'm not saying that Trader Joe's isn't coming to that area; however, they would be much better suited in Central Texas Market Place.

The McGregor seems a little too limited at this point for them to move there.

There name on this announcement feels more splash to draw attention to the project. (Think every time Pappasito's is mentioned.) I could see Central Market saying yes to that area.

[Crap. I thought about Pappasito's - now I want Tex-Mex tonight]

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2 of those 7 actually showed up. And only one of them lasted.

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Which ones?

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In n Out and Potbelly, the latter has since left town.

It's not in McGregor. Just the addresses

It's in the middle of Badger Ranch, Twin Rivers, Hidden Valley, Harris Creek and Stone Creek Lots of homes and lots of dollars.

The right mix of stores will work methinks