Dallas: T2 Hospitality Granted Floor Area Increase for 19-Story Uptown Hotel
Feature Illustration (above): Architectural rendering of the proposed 19-story hotel by T2 Hospitality, located at Cedar Springs Road and Olive Street. Courtesy: HKS Architects.
by Adolfo Pesquera
Dallas (Dallas County) — The City Plan Commission approved a request from T2 Hospitality to increase the floor area ratio (FAR) needed to construction a 162,000-square-foot hotel in the Uptown district.
The commission considered the request at its July 11 regular meeting after hearing from neighbors for and against the project. There was concern by some that the tower would obstruct their scenic views of the tree-lined Cedar Springs Road. The project location, 2025 Cedar Springs Road, is at the confluence of a five-point intersection where Cedar Springs meets Olive Street and McKinnon Street.
T2 Hospitality is based in Newport Beach, California. T2 claims ownership of the triangular lot located at the southwest corner of Cedar Springs and Olive under the name T2 Development LLC. Mont Williamson is T2 Hospitality’s president/COO.
T2 first introduced the project in February to the Oak Lawn Committee, a special purpose district that has some regulatory authority over the region north of downtown that include Uptown. T2 sought to go above the floor area cap of 4:1 and expand to 7.1:1.
According to media reports on the Oak Lawn Committee review, the project would provide three or four levels of underground parking. Above-ground parking is generally discouraged in the district, however, city staff noted that because of the uneven slope of the property a portion of the underground garage will be visible. The commission required in its motion that this portion be screened and T2 said this would be done with a combination of landscaping and screening walls with planting materials.
Site plan with landscaping. Area in blue overhangs the pedestrian realm and rises to 240 feet. Area in pink rises to 50 feet. Courtesy: SWA Group and HKS Architects.
The proposed luxury hotel will have 14 floors of guest rooms and 230 guest keys. There will be a penthouse level restaurant, rooftop pool and sky lounge.
City staff also reports there are plans for a coffee shop and meeting space. The building height is 240 feet.
Tommy Mann, a shareholder at the Winstead law firm, represented T2. Mann responded to the neighbors’ concern about Cedar Springs views, noting that the building would be setback 30 feet from the curb on Cedar Springs.
“There is an impact. You can see it, but we think it is substantially minimized,” Mann said.
The tower as envisioned by architects HKS Architects and SWA Group has a step-up design and will be adjacent to a pocket park. These two elements help minimize the obstructive effect to neighbors of their streetscape views. Staff said a minimum 3,800 square feet of open space is required at ground level for pedestrians.
T2 is proposing a minimum landscaped area of 6,341 square feet or 27% of the lot area; that is 7% more than required.
HKS Architects concept perspective of the street level, looking southwest from Cedar Springs at Olive.
The staff briefing to the commission said the taller (240-foot) portion is to the northeast side-facing corner, “and a mid-rise portion, maximum 50 feet in height, on the southwest side along Olive Street. The height form of the building is taking advantage of the frontage along Cedar Springs Road, that is wider and more pedestrian active, by attempting to ease the building mass along the narrower Olive Street, while at the same time allowing the open views of the multifamily building immediately adjacent to the south.”
The main hotel entrance will be from Cedar Springs and it will be recessed to allow for a drop-off/pick-up area.
The total lot area is .525 acres and there is a one-story, 5,311-square-foot retail building that was constructed in 1946 that will be demolished.
The existing strip center seen in the forefront will be demolished. Image: Google Streets.
T2 Hospitality’s project partners include Crescent Uptown Ltd. (a coalition of PEMCO Uptown LLC, Wall Street Realty Inc. and G.S. Interests Inc.); and MKPone LLC (Mike Patel/CEO).
Adolfo Pesquera (Reporter/Editor) is a veteran news journalist. He has worked for Hearst Corp., American Lawyer Media, News Corp and Freedom Communications. His work has been published in newspapers and magazines across the USA. He is a journalism graduate of UT-RGV. He writes, edits and creates digital pages for VBX.