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. Given the highly urban context, parking was placed below grade to maximize street-level activation and pedestrian-friendly open spaces.

The project required a zoning change, with a compelling request for additional height to allow for a taller, slimmer building occupying less of the site. This approach enabled the site to prioritize spaces for people and activities over parking, achieved by incorporating virtually all parking below grade. The proposal, advocating for greater density to ensure financial viability, was well received by the community, Oak Lawn Committee, Plan Commission, and City Council, with approval granted via the consent agenda by the latter two bodies. The final plan features approximately an acre of publicly accessible open space, half of which is a central green area, with multiple ground-level restaurant spaces to activate the street and open spaces.

Granite envisions 23Springs as a legacy project and a milestone for GFF, with the buildings and public spaces enhancing the immediate neighborhood and the urban fabric of Dallas. The design goal of offering varied leasing floorplates while creating a singular architectural gesture is accomplished by allowing the building form to inflect at mid-level, producing an impression of slenderness at its base and upper stories. This slenderness is further emphasized by glass planes that extend beyond the floor slabs at each end, reducing the overall building mass and achieving a thin, elegant profile. The result is a striking presence on the skyline and inviting spaces for people at street level.