The developers at Alamo Manhattan stick to a fairly standard model for their projects — luxury multifamily developments or a mixed-use building with residential — but this Dallas-based company went in a different direction last year with the announcement of a new hotel in Uptown.
Alamo Manhattan hired WDG to design a 13-story tower, which will be located at the southeast corner of Fairmount and Carlisle Streets. The height came down considerably; a concept unveiled in November 2016 described a 19-story hotel.
The architect is drawing up construction documents for a tower of approximately 160 feet that will have between 240 to 260 guest rooms. Coming in at about 190,500 square feet, it is being designed in collaboration with Marriott.
Alamo Manhattan bet on demand for a hotel in Uptown, and the city’s Planning and Development Department agreed. In order to move forward with the project, the developer had to change the site’s zoning to allow an increase in Floor Area Ratio and height.
The Planning Commission heard the case in April, noting in its staff summary that “there is a palpable lack of business hotel options in and around Uptown Dallas, and this project would fill this need while providing street level amenities and (12,500 square feet of) meeting space that will be available to the community.”
In an early version of the design, the hotel was to have an above-ground parking garage, but it would have been wrapped from public view by the configuration of meeting rooms and amenity spaces, staff said. However, Oak Lawn Committee President Brenda Marks informed Towers that the OLC was able to get Alamo Manhattan to move the parking underground. Bradley Olmstead, a development associated at Alamo Manhattan, said there will be three levels of underground parking, and will all parking will be underground to avoid queuing on a public right of way, the exact number of parking spaces is still undetermined.
The project site has a 13 condominium community and a single family house that will be demolished.
There will provide on-site pedestrian amenities that will include wider sidewalks, tables, benches, planters, trees, “and outdoor meeting space to encourage street engagement within this urban environment.”
Alamo Manhattan has estimated the project will begin in 2018 and take two years to complete. Coincidentally, the project is directly across Fairmount Street from Alamo Manhattan’s headquarters at 3012 Fairmount Street.
The zoning change was approved by Dallas City Council on May 10. The project came back to the Planning Commission in late June to get approval for the preliminary plat, and that sailed through without comment.
Uptown is within Oak Lawn, a cluster of neighborhoods in central Dallas just north of downtown. The area is constantly undergoing redevelopment — at the same Planning Commission meeting that rubber-stamped the Alamo Manhattan project, a preliminary plat, Travis-Knox Addition, was also approved for Travis Block Holding Company LLC.
Located on northeast Oak Lawn, the plat assembles 14 lots to create a 2.25-acre tract that is bordered by Travis Street to the east, Knox Street to the north and Armstrong Avenue to the south.
As yet, there is no zoning case attached to this project, but the contact information for Travis Block Holding traces back to an executive at Sarofim Realty Advisors that specializes in multifamily development. Towers contacted Sarofim for more information, but a spokeswoman said they had a corporate policy not to publicly comment on projects.
The properties within the new plat include some surface parking and several buildings that date back to the 1930s. It’s going to be interesting to see how neighbors react to plans for this site.
A multifamily development at this location would be blessed with urban amenities. The project site has the Katy Trail as its northwest boundary. To the east, Travis Street is lined with sidewalk cafes and well-known hangouts, including the Highland Park Soda Fountain, Fernando’s Mexican Cuisine, Villa-O, and Ziziki’s. One local institution, Cafe Madrid, touches the southern boundary of the plat.
The neighborhood has attracted several multifamily projects of late. A couple blocks northeast of the Travis-Knox Addition, Trinsic Residential Group is planning a 125-unit residential project called The Hudson. Nine blocks south, Gables Residential is at work on Gables Cityplace, a series of towers that will eventually total 1,044 units.
Editor’s Note: This article was updated Aug. 18, 2017 to reflect revisions made to the Alamo Manhattan hotel/office project over the course of land use and zoning applications.