23Springs

23Springs is situated in the heart of Uptown, a rapidly evolving urban district. Granite Properties tasked GFF with creating a distinctive office environment characterized by its architecture, public spaces, and pedestrian connections to the surrounding area. The response was to design a tall, elegant tower to minimize the building footprint and dedicate the remaining site to publicly accessible open space, vibrant uses, and a walkable streetscape. Parking is placed below grade to prioritize pedestrian access and maximize the activation of outdoor spaces.

To unlock the site’s full potential, the project required a zoning change. A compelling request for additional height allowed for a taller, slimmer form and a compact footprint—enabling more open space and greater public benefit. This approach was embraced by community stakeholders and approved unanimously by the Oak Lawn Committee, Plan Commission, and Dallas City Council.

The resulting plan includes approximately an acre of publicly accessible space, with a central lawn, tree-lined paths, and ground-level restaurant pavilions. These features support casual gathering, outdoor dining, and events, establishing 23Springs as both a destination and a neighborhood connector.

Moments of retreat are integrated throughout the site, including a dedicated outdoor conference zone designed for productivity and comfort. The motor court and entry sequence combine hospitality gestures with workplace function—balancing vehicular access, pedestrian movement, and visual clarity beneath the lifted tower.

Within the tower, amenities are curated to reflect the expectations of today’s tenants. A dramatic lobby opens directly to the landscape, while communal lounges, wellness spaces, and hospitality-grade interiors support comfort, flexibility, and a workplace experience rooted in design quality.

The form of the tower responds to its urban context with a strategic inflection at mid-level that reduces perceived mass and creates a sense of lightness. Vertical fins and glass planes extend beyond the floor slabs at either end, further enhancing its slender silhouette.

The site plan illustrates a layered design strategy that integrates dense office programming with active ground-level uses, accessible open space, and thoughtful pedestrian movement along Cedar Springs Road and Maple Avenue.