Victory Park: AIRE residential (23ST)

[I45Tex]

IMG_1822.jpeg

Design Architects -- Munoz + Albin, Houston
Architects of Record -- House & Robertson (Houston office)
Development Partners -- Hines and Mitsui

"The new project is generally divided into two building typologies, tower and mid-rise, that share a common parking garage podium.
An intriguing aspect of the project is that the two typologies target two demographic groups. The premium units are in the tower, with an incremental upgrade to these units' finishes, acoustics, and construction performance.
The tower and podium garage are constructed from concrete, while the mid-rise portion utilizes a more economical structural system based on heavy gauge metal studs.

The tower has remarkable Dallas skyline views and unrestricted views to the Trinity River Park open space corridor. The lower mid-rise has urban corridor views, unobstructed views westward, courtyard views, or views to Victory Park. The diversity of building types allows for the project to serve a greater swathe of the multifamily market and share a greater amount of amenities."

https://munozalbin.com/project/aire-residential-tower/

IMG_1823.jpeg

[ajderry2017]

Where would the exact location of this project be? Address?

[CTroyMathis]

I would imagine where Two Victory Park was supposed to go.

[Urban Toreador]

Where would the exact location of this project be? Address?

Looks like in the lot directly to the west of The 23. Just north of the EY Bldg.

[I45Tex]

Thanks all

[vman]

The design is nothing to rave about, but it'll be good to see that parking lot developed.

[R1070]

I'd much rather have a residential building on that lot than an office building. I wish the color and height was a little different though. It's very similar to the 23 across the street. Rumor on the street is The House condos will re-paint it's exterior. Maybe they will go with the color scheme originally planned for the building.

[dzh]

I hope they build some retail with this too. It's shame they don't build taller resi towers here (or a new hotel).

[I45Tex]

Sounds as though only one retail unit. Not sure why they are minimizing ground floor retail uses if they so want it contributing to the urban fabric of the area.

“The ground level perimeter that faces outward is pedestrian-focused, thoughtfully landscaped, and welcoming. There is one retail opportunity on the south side corner slated as a bar or eatery. The motor court and main entrance are centered in the width of the block, making for a prominent entrance statement that is visually energizing and active. There is one main lobby for the entire project located in the northern street-facing region under the tower. It provides access to both high- and mid-rise elevator cores.

Heeding the District’s objective to build a beautiful urban corridor and contributing to the urban fabric of the area, extra care and effort was given to the design of all District-facing facades. The project avoids large, unbroken, exposed expanses of parking deck and is purposefully outwardly looking with its units.”

[CTroyMathis]

The link in the first post has now been given the page-not-found treatment.

Alt for now: https://webcache.googleusercontent.com/ ... ial-tower/

[zaphod]

The general trend seems to be that big cities have too many dispersed ground floor retail spaces mandated by zoning now, and its contributing to a lack of critical mass where you would actually want ground floor retail, like on the major streets. I think it's fine as is.

[I45Tex]

Thinking about this, does dispersed presence significantly discourage corridors of critical mass simply by driving down the unsatisfied demand or is the demand still there?

And does the commonest retail unit size being supplied simply need to shrink down to one-room bays (rather than imitating lifestyle center / modern greenfield town centre suite footprints or tenant mixes) in order to efficiently accommodate much higher volumes at a different $/foot?

But if developers aren't willing to try supplying it much at any price point anyway (because overall the DFW region will forever be overretailed per capita, or simply because it's not their reason for entering that submarket with a project), then a hyperlocal mandate for retail with street trees in front of it, etc, is an appropriate response, isn't it? Excellence in interaction with neighboring urban economic activities is a cost of doing business if someone is wanting to deal in prime real estate: that's the nature of the job. Clearly it's not only an equity certificate or debt note, but a front row seat.

A turn-of-the-century mayor of a major city declared, as recalled in his 1933 memoirs, "that any property owner living on the principal thoroughfare of the city who could not afford to pay the slight cost for such necessary improvement was living there, in my judgement, under false pretences." Pow. The debate was settled. And that was a suitable challenge for an age of individual investors, so it does seem chintzy of larger firms -- not even looking at blue chip ones -- to wish to avoid similar levels of expectations. Prestige and accountability is desirable in the capital markets but reasonable anonymity is desired at the ground floor level?

In terms of the market for property professionals, not just buildings:

Are those who, at the margin, don't want to either put up or shut up, going to do much of worth or energy, let alone top-shelf business model innovation, in Uptown-CBD? Those firms should just try working elsewhere at a suitable level of challenge.

[I45Tex]

I'm being annoyingly frank but if we want the bar to rise, it would raise the bar downtown to be dealing only with a set of peers who all want to be there. Hines moves mountains to build in Boston, London, and the West Coast, as well as in rapidly growing economies with much lower metropolitan GDP than Dallas' -- so it is only reasonable to consider that anyone could pull equal weight in Victory Park.

[Tnexster]

Hines plans summer start for new Victory Park tower
The apartment project would be the Houston developer’s second high-rise northwest of downtown Dallas.

https://www.dallasnews.com/business/

[Dallas_Uptown]

Above-ground parking, again.

Boo!

[dallaz]

Developer Hines files permits to start new Victory Park apartment tower

https://www.dallasnews.com/business/rea ... ent-tower/

[R1070]

I’m surprised they are only going with 23 floors considering how the land in VP is disappearing.

[rickbansal]

I’m surprised they are only going with 23 floors considering how the land in VP is disappearing.

Developer Hines files permits to start new Victory Park apartment tower

Houston-based developer Hines has filed building permits to construct the next tower in Victory Park northwest of downtown Dallas.

Hines has already built the tallest building in Victory Park – the 40-story Victor apartments across the street from the American Airlines Center, home of the Dallas Mavericks and Stars professional sports teams. The 344-unit residential high-rise opened in 2021.

The developer’s new building permits are for another apartment tower to be constructed at 2371 Victory Ave. next to the One Victory Park office tower. The permits detail that the tower will include 480 dwelling units and an 835-car parking garage.

The value of the building permits add up to more than $150 million.

Last fall, Houston-based architect Munoz + Albin — the same firm that designed Hines’ Victor building — disclosed renderings for a high-rise to be built on the site called “Aire.” Hines said details of the project were premature.
-------------------------

Where are you getting the 23 story number from? Seems like it should be taller than the Victor based on the number of planned units vs the units in the Victor

[I45Tex]

The initial post in this thread showed that there is a tower and a separate midrise both included towards that figure of 480 units. As you can see the site is larger than the Victor's.

[RodB]

The article says Last fall, Houston-based architect Munoz + Albin — the same firm that designed Hines’ Victor building — disclosed renderings for a high-rise to be built on the site called “Aire.” Hines said details of the project were premature. So, it sounds like what was earlier released may not be the final project which would explain why the building may be taller than 23 stories based of the number of units being built.

[Dallas_Uptown]

I wonder why Hines is being so non-committal...I don't get the motivation.

[Tnexster]

Proposed 23-story tower would bring about 500 residences to Victory Park
Project previously estimated to cost $150 million to build

https://www.bizjournals.com/dallas/news ... hines.html

New plans have surfaced for what would be a prominent high-rise on one of the last development sites in Dallas' Victory Park neighborhood.

Documents submitted to the city of Dallas show plans for a 23-story multifamily building with 497 units and an eight-level parking garage on what is currently a surface parking lot along Stemmons Freeway at 2371 Victory Ave.

The building, just south of the American Airlines Center, would cover just over 128,000 square feet of surface area and reach 689 feet in height.

[zblevinz555]

https://therealdeal.com/texas/dallas/20 ... tory-park/

A second article saying it’s 689 feet but 28 stories and vague rendering.

[Urban Toreador]

Proposed 23-story tower would bring about 500 residences to Victory Park
Project previously estimated to cost $150 million to build

https://www.bizjournals.com/dallas/news ... hines.html

New plans have surfaced for what would be a prominent high-rise on one of the last development sites in Dallas' Victory Park neighborhood.

Documents submitted to the city of Dallas show plans for a 23-story multifamily building with 497 units and an eight-level parking garage on what is currently a surface parking lot along Stemmons Freeway at 2371 Victory Ave.

The building, just south of the American Airlines Center, would cover just over 128,000 square feet of surface area and reach 689 feet in height.

689 feet? Yeah right. I'm holding my breath for that.

[dzh]

The only thing I can think of is that Hines included the elevation of Victory Park in that 689 number that is listed in the development plan. VP is at 423' feet above (got that number off wikipedia), and the development plan does have 689' listed. That being said, 497 units seems massive for just a 23 floor building. Also no retail seems to be present (which is a huge shame in my opinion). I guess this building is better than nothing at the end of the day.

It's good there's people living in VP, but the whole district just feels like such a botched opportunity for what could've been a great development. I guess our knowledge of urban planning in 2004 wasn't what it is today.

[dallaz]

Found the site plan…I’m a layman and not an expert whatsoever, but it does say that the building height is 689 ft. Maybe that is the height plus elevation? Or perhaps it has a spire??

https://cityofdallas.legistar.com/View. ... B2DBFFE093

[R1070]

Found the site plan…I’m a layman and not an expert whatsoever, but it does say that the building height is 689 ft. Maybe that is the height plus elevation? Or perhaps it has a spire??

https://cityofdallas.legistar.com/View. ... B2DBFFE093

Looks like that's the case which would be VERY poor reporting by local news outlets.

[CTroyMathis]

Yes, they most certainly put the height of the structure as including "above mean sea level'. That's quite a glaring document mistake.

[dallaz]

According to the CPC meeting, it was suppose to be 28 stories but was lowered to 23 stories because of the budget. No mention of the height…so, I’m just gonna assume that 689 ft is definitely a mistake as well.

[mhainli]

Yes, they most certainly put the height of the structure as including "above mean sea level'. That's quite a glaring document mistake.

Also noticed a few misspelled words, so not much QC of that document..

[R1070]

It's a missed opportunity to not go taller on one of the last good lots in VP near the retail.

[CTroyMathis]

Just a follow-up on the permit requests submitted to the city on 31JAN24 for 2371 Victory - 23 story (no John Malkovich floors) building. None issued at this time.
480 units (not 497), (still) 835 proposed parking (275 of which is supposedly for retail)

Code: Select all

Master Permit    2401311101    New    FLOOR 1A Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311102    New    FLOOR 1B GARAGE Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311103    New    FLOOR 2B GARAGE Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311104    New    FLOOR 3A Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311105    New    FLOOR 3B GARAGE Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311106    New    FLOOR 4A Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311107    New    FLOOR 4B GARAGE Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311108    New    FLOOR 5A Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311109    New    FLOOR 5B GARAGE Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311110    New    FLOOR 6A Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311111    New    FLOOR 6B GARAGE Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311112    New    FLOOR 7A Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311113    New    FLOOR 7B Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311114    New    FLOOR 8A Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311115    New    FLOOR 8B GARAGE Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311116    New    FLOOR 9A Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311117    New    FLOOR 9B GARAGE Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311118    New    FLOOR 10 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311119    New    FLOOR 11 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311120    New    FLOOR 12 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311121    New    FLOOR 13 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311122    New    FLOOR 14 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311123    New    FLOOR 15 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311124    New    FLOOR 16 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311125    New    FLOOR 17 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311126    New    FLOOR 18 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311127    New    FLOOR 19 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311128    New    FLOOR 20 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311129    New    FLOOR 21 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311130    New    FLOOR 22 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311131    New    FLOOR 23 Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL
   Master Permit    2401311132    New    SITE WORK Building (BU) FI, FA, PL, ME, EL, GR, EC 1113-NEW CONSTRUCTION       EC, EL, FA, FI, GR, ME, PL


https://developdallas.dallascityhall.co ... d=40450557