A new mixed-use residential project by developer Matthews Southwest in the Dallas Arts District is planned under the obvious name of 2400 Bryan Street, but after reviewing the building’s sharp angles, a more appropriate moniker might be something like “The Razor.”
This razor’s edge points to where Bryan Street and the U.S. Highway 75 frontage road meet. Looking at the elevation perspective by architects Perkins+Will toward the southwest, the tower is so narrow it cuts like a knife. The architecture firm submitted its concept to the city’s Urban Design Peer Review office, thus affording Towers a more in-depth look at the concept we originally covered back in January.
Summarizing what’s been revealed to date, Matthews Southwest and Merriman Anderson Architects renovated the historic Dallas High School building in the 2400 block of Bryan Street. The development team then turned their attention to the rest of the site — currently comprised of vacant land and surface parking — and marked off a triangle on the northern tip of the block for this mixed-use residential building.
The design has two elevations and steps up so drastically, it looks like two separate buildings. Where it faces Bryan Street, Perkins+Will’s drawings show a seven-story building with retail and tenant amenity space on the ground floor, along with a community deck above the seventh floor. Where it faces the highway frontage, the building rises to 15 stories. The two elevations jump from a 70-foot height to 160 feet.
Most of the seven-level structure is parking and it will accommodate about 400 vehicles. The gross areas total 244,774 square feet for the residential tower and retail spaces, and 147,958 square feet for the garage.
There are 230 apartment units planned, half of them reserved for low-income tenants. Matthews Southwest submitted an application for the project to the Texas Department of Housing and Community Affairs, seeking a 9 percent Housing Tax Credit.
Between the mixed-use building and the renovated Dallas High School, now home to Perkins+Will, the site plan has designated a future office tower and an internal street that will run between that tower and the current mixed-use project.
Perkins+Will gave the UDPR a summary of its design concept that explains how the two buildings will be integrated to each other and the neighborhood, keeping in mind that there is a DART light rail station on Bryan Street right in front of their project. The project’s objectives prioritize the continuation of the already active pedestrian realm in the surrounding area, with active ground uses along the western side of the project where it will face the future office tower.
“The western ground floor frontage presents an opportunity to complement active ground floor uses along adjacent future development to the west,” Perkins+Will said in its summary. “Internal site circulation should play a key role in introducing convenient and lively pedestrian connections within the site, and also linking out toward the surrounding neighborhoods.”
The parking garage is strategically located to face the internal street, hiding it from public street views. Access to the garage will be from North Pearl Street, through a parking lot being constructed south of the Dallas High School building, and from Bryan Street on the west side of the 2400 Bryan building.