Uptown Dallas: TC Oak Grove Tower (13 ST)

[Kelley USA]

New tower proposed by TC Residential... Land purchased on Oak Grove just off McKinney Ave.

https://www.dallasnews.com/business/rea ... own-dallas

[Cbdallas]

Keep them coming and I believe this is near the the new Central Market mixed use project as well. The density is starting to bring all parts of the urban city together.

[Tnexster]

Kind of a nice little tucked away corner of Uptown. Just keep building up!

[DPatel304]

Great news!

I really am ready for more condos to hit the market though.

[Cbdallas]

Right still no West Village area condo tower options. I really think a nicely situated condo tower somewhere in that vicinity would sell. I would be ready to buy one.

[Tucy]

Right still no West Village area condo tower options. I really think a nicely situated condo tower somewhere in that vicinity would sell. I would be ready to buy one.

How much would you be ready to pay for one?

[Matt777]

Kind of low density, in my opinion. Wish this was the same amount of units on half the land they want. 26 stories instead of 13.....

The buildings they want to tear down are fairly nondescript. Except for that little old red brick building on Hall that is overgrown with greenery. That building is kind of cool and will likely be replaced by a driveway to a big ol parking garage.

[Cbdallas]

Right still no West Village area condo tower options. I really think a nicely situated condo tower somewhere in that vicinity would sell. I would be ready to buy one.

How much would you be ready to pay for one?

I was thinking between 700,000 to 800,000 would be the range. Obviously it would go much higher for the larger higher units. Once Central Market development opens and everything else that is in walking distance and access to MATA and DART would make this area a no brainer.

[cowboyeagle05]

They are snapping up every lot they can that overlooks the cemetery cause they will have protected views in most cases.

[moderncultureo]

https://www.facebook.com/MeeksPartners/ ... =3&theater

[dzh]

I hate to be a downer, but such a disappointing project from TC. I wish they would build a mixed-use building here. Probably not the most trafficked area for street side retail, but that doesn't mean that it wouldn't help the area or be a start.

[Mr. Amsterdam]

Oh look, another cookie-cutter apartment!

[rogerroger]

Starting to dig the foundation here.

[attachment=0]46C692FB-9492-41A8-A5CD-FA25478985C8.jpeg[/attachment]

[LongonBigD]

10 levels of load-bearing framing over 3 levels of garage. I am not familiar with this type of construction. I thought there was a limit of about 5-6 stories of wood frame over concrete pedestal. Is this something new? Luckily we have not heard much about local earthquakes in a while.

Nice to see a few buildings in the area which are not EITHER 5/6 story or 18/20 story - there is not much in between those elevations. It will make a more interesting sightline. We could use some similar diversity on Ross Ave (and a couple of other pockets) as it seems like everything new coming up over there is about the same height.

[dzh]

Can someone explain to me why TC didn't add retail to this project? Seems like it would be a no-brainer to build something mixed-use here.

[cowboyeagle05]

Most developers don't want the hassle of mixed-use unless A; the city requires to get the project through the permitting process or B; the developments bottom line would greatly benefit from having a restaurant or retailer to partner with. Most cases mixing uses means more complexity in management operations, building and operation city codes, etc so developers avoid it when they can.

[utgf]

Too bad its not something similar to this that TC is trying to get approved in San Francisco.
https://socketsite.com/archives/2019/06/taller-transbay-district-tower-slated-for-approval.html

Trammel Crow Residential is now seeking approval for a 42-story tower to rise up to 444 feet in height on the southern border of San Francisco’s Transit Center District, across from Central SoMa.

The bonus plans would yield a total of 392 apartments (a mix of 199 one-bedrooms, 144 twos and 49 threes) up from 330 as originally proposed, and 55 of which would be offered at below market rates, along with 3,500 square feet of ground floor retail space and a basement garage for 107 cars (which is down from 250 spaces, as requested by Planning).


And while the 444-foot-tall tower would cast an additional 1,949 square-foot-hours of shadow on the new Guy Place Park in Rincon Hill, San Francisco’s Recreation and Park Commission is recommending that the annual 0.01 percent increase in shadow be classified as non-adverse to the use of the park and is aligned with San Francisco’s Planning Department in recommending the bonus plans for the tower to rise at 95 Hawthorne be approved by San Francisco’s Planning Commission next week.

[Tnexster]

Beautiful building!

[jsoto3]

10 levels of load-bearing framing over 3 levels of garage. I am not familiar with this type of construction. I thought there was a limit of about 5-6 stories of wood frame over concrete pedestal. Is this something new?

It will be load-bearing metal stud framing. Some proprietary systems (https://prescientco.com/) can be built up to 180 feet, 12 stories of metal stud framing above 5 stories of concrete podium. The current International Building Code (2018 IBC) only allows a maximum of 5 stories of light wood framing above a multi-level concrete podium with a max building height (to roof) of 85 feet. Seattle now allows 6 stories of wood framing above podiums, but still with the max height of 85ft. Buildings framed with mass timber posts, beams and multi-ply thick wood panels (CLT, DLT, NLT) can be constructed taller, up to 18 stories will be allowed in the forthcoming 2021 IBC.
https://www.woodworks.org/wp-content/up ... L-WOOD.pdf

[Kelley USA]

Trammel Crow also just got approval to build this 40 story residential building in Long Beach... I feel like TC seems to short change Dallas with designs!

https://la.curbed.com/2018/8/29/1779715 ... 40-stories

[Tivo_Kenevil]

Why should TC strive to do anything of similar quality here? The city of Dallas allows developers do whatever they want, exposed garages, cheap stucco facades, wood framing,No affordable housing requirements, build strip malls and big box stores in the urban core..etc. you name it; they allow it! TC should would be smart to do the bare minimum and charge premium rates. Which they are!

[The_Overdog]

I just saw my first ever wood-framed big box store in LA California, as in all the exposed wall and roof trusses were lvl lumber and the walls were stuccoed wood, rather than cinderblocks. Steel and cement is essentially going to be luxury in the future.

[eburress]

Why should TC strive to do anything of similar quality here? The city of Dallas allows developers do whatever they want, exposed garages, cheap stucco facades, wood framing,No affordable housing requirements, build strip malls and big box stores in the urban core..etc. you name it; they allow it! TC should would be smart to do the bare minimum and charge premium rates. Which they are!

If it makes you feel any better, in my former SoCal locales there is massive developer scrutiny, requirements, etc, and the projects still all end up being the lowest possible quality (absolute turds in fact...worse than the vast majority of what we see built here in Dallas) while still going for ultra premium rates. Dallas definitely should be better about its urban planning, but the quality of the projects we get is light years ahead of what you generally see in San Diego and LA.