23Springs

Dallas, Texas

Client Granite Properties
Type Mixed Use – Corporate Office Shell + Restaurant
GSF 668,000 SF
Stories 26 + MECH
Height 399′
Zoning Change Y

23 Springs is in the heart of Uptown, a rapidly changing urban district. Granite Properties challenged GFF to create a unique new office environment made memorable by its architecture, public spaces and pedestrian connections to the surrounding district. The response: design a tall, elegant tower to reduce the building footprint then devote the rest of the site to publicly-accessible open space, activating uses and a walkable streetscape. Given the highly urban context, it was critical to place parking below grade in order to open the grade plane for street-activating uses and pedestrian-friendly open space.

This project required a zoning change and the request on this 2.6 acre site was simple and compelling: 1) additional height to allow a taller, thinner building to take up less of the site, 2) use the site for people and places instead of parking, by requiring virtually all below-grade parking, and 3) more density to make this financially viable. This was well received by the community, Oak Lawn Committee, Plan Commission and City Council – so much so that it was approval via the consent agenda by the latter two bodies. The final plan has about an acre of publicly-accessible open space (half of which would be in a central green), with multiple restaurant spaces at the ground level help activate the street and open space.

Granite envisions 23 Springs as a legacy project and as a milestone for GFF with the buildings and public spaces enhancing our immediate neighborhood and the urban fabric of Dallas. The goal of offering varied leasing floorplates while creating a singular 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 past 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 wonderful spaces for people at street level.

GFF listens and that’s very key for us because we all enjoy the creative process. We aren’t the type of developer that just says “do a building for us that’s this big”. We like the creative tension of the Team and we like having lots of opinions in the room. I think we get to the “right and best result” by working that way.

David Cunningham, Granite Properties

Media

23Springs - D Magazine

D Magazine – Details, Renderings Unveiled For Uptown High-Rise Redevelopment

“The tower will have floor-to-ceiling glass with planes to extend past the floor slabs at each end. The two retail buildings will be positioned on either side of the office tower with one building designed for several fast-casual restaurants and the other building planned for one upscale eatery. An activated park in the middle of the site will include a variety of seating and pedestrian-friendly pathways to enhance walkability and connection with the surrounding community.”

23Springs - Dallas Morning News

Dallas Morning News – Striking new Uptown Dallas tower will include restaurants and park space

“Designed by Dallas architect GFF, the 623,624-square-foot office tower is one of the largest new buildings on the way in Dallas’ booming Uptown district. Developer Granite Properties has been working on the development for almost two years and is pushing ahead with final details and a hunt for business tenants. The high-rise in the works will take almost three years to complete.”

23Springs - Dallas Business Journal

Dallas Business Journal – Dallas developer reenvisions office, open space on busy Uptown corner

“The Dallas-based developer is looking to redesign Cedar Maple Plaza, a property at the corner of Maple Avenue and Cedar Springs Road. The site, which Granite has owned since 2012, currently has three small office buildings totaling 110,000 square feet. But with the help of design firm GFF, Granite wants to transform the property to house a high-rise office tower spanning 25 to 28 stories and roughly 669,000 square feet, in addition two restaurant buildings.”

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