Reply With QuoteIt certainly deserves it's own thread. Great start.
Dallas | Design District: 1400 Hi Line (23 ST.)
I couldn't find a specific thread for this project and since it's now going up, here's some construction photos and new renderings to kick it off.
***Project information***
Project Summary:
PM REALTY GROUP ANNOUNCES DEVELOPMENT PROGRESS FOR 1400 HI LINE
Jan 19, 2011
PM Realty Group (PMRG), a national, full-service commercial real estate firm, announces the groundbreaking of 1400 Hi Line, a 23-story mixed-use project in Dallas, Texas. Demolition of the existing structures is complete, paving the way for the 340,000 square foot multi-family and retail project.
PMRG will develop the high-rise project, which is jointly owned by PMRG and Washington, DC-based National Electrical Benefit Fund. 1400 Hi Line will offer 314 multi-family rental units and approximately 27,000 square feet of retail for a grand total of 340,000 square feet. Strategically located in the burgeoning Design District of Downtown Dallas, 1400 Hi Line will offer superior views of Downtown, the Margaret Hunt Hill Bridge designed by world-renowned architect Santiago Calatrava, the Trinity River and the Trinity Strand Trail...
Location: http://maps.google.com/maps?q=1400+H...13672&t=h&z=16
Construction webcam: http://forum.dallasmetropolis.com/sh...d.php?t=102498
Developer: PM Realty Group | www.pmrg.com
Architect: Gromatzky Dupree & Associates | http://www.gdainet.com/
General Contractor: Rogers-O’Brien Construction | http://www.rogers-obrien.com/
Project Page(s):
Rogers-O'Brien Construction | http://www.rogers-obrien.com/portfol...nce-tower.aspx
Renderings:
July 20th construction photos:
It certainly deserves it's own thread. Great start.
I like that video because it clearly shows how deep the support coloumns for the foundation goes - i've always wondered how deep they have to be for high-rises.
I wonder what retail we'll see go in here...
Times weighs down on you like an old, ambiguous dream. You keep on moving, trying to slip through it. But even if you go to the ends of the earth, you won't be able to escape it.
Haruki Murakami
My understanding is however deep it takes it hit sturdy bedrock, high-rises leaning is not an option.Originally Posted by homeworld1031tx
And considering it's right off, and i mean right off, the old river channel, it needs a good foundation.
What is the difference between Mechanical Engineers and Civil Engineers?
Mechanical Engineers build weapons, Civil Engineers build targets.
True enough, they're "deep", but it's hard to get a sense of scale. Anyone know the (approximate) physics on how deep they need to be? Is there a "rule of thumb" ratio one can use based upon the height (and/or "footprint") of a given structure?
Piers work both by the end loading, the end of the pier rests on bedrock, and/or using friction, the walls of the piers and the surrounding ground create enough friction to bear the weight of the structure. That's more common in area's that don't have solid bedrock or the bedrock is fractious.
Also, pier dimensions play a part - depth vs. diameter. Some are belled at the end, others not.
What is the difference between Mechanical Engineers and Civil Engineers?
Mechanical Engineers build weapons, Civil Engineers build targets.
Uploaded with ImageShack.us
It will interesting to see what this does for the rest of the Design District. Thanks for posting the pics.
It seems like the construction of this Building is progressing. Hopefully there is enough demand in that area for such a large building.. I guess it depends how they price it. There are not many places near there to walk to eat etc... Why rent there if the price is comparable to uptown or West village??
I wouldn't be surprised if this is the beginning of some good momentum for the design district, not to mention a couple of big name developers are sitting on land in the design district and the west side of the Trinity. This area is already doing pretty well. We've built enough critical mass in and around the uptown area that building in areas close to downtown are not as much of a risk as it was say 20 years ago. Towers in this market typically rent for more than the lowrise wood framed products. There are always exceptions to the rule, but generally speaking that is a good go-by. I don't think they will have much trouble, especially with the uninterrupted views it will have being a tower in this area. It will be a long time before something blocks this tower's views. In the next development cycle (which I believe is in the not so distant future), I would expect to see more development / redevelopment in the Deep Ellum, Southside, Design District, Oakcliff, eastside of 75, Oak Lawn, and even the Victory areas more so than in uptown. It also does not hurt Dallas and Texas for that matter that other than a couple of pocket areas this region never really jumped on the wagon of buildng speculative surplus housing like what you find in other areas of the country i.e. Las Vegas or California where they are tearing down some overbuilt housing.
In the same manner that uptown developed, the neighboorhood businesses will come as the population grows.
Last edited by slfunk; 03 October 2011 at 08:55 PM.
Hopefully more (re)development will follow.
I do hope that occurs over the next few years/decades. It would greatly improve the chances of that happing if the portion of elevated freeway connecting 75 to 45 gets dismantled and remade into a boulevard. At the moment, downtown's gravitational power in the surrounding neighborhoods is undermined by the freeway loop's presence. Getting rid of just one side would give downtown some breathing room.
Last edited by DKW; 03 October 2011 at 09:22 PM.
I really don't see that elevated portion of 75/45 going away anytime soon .... where on earth would they route the amount of traffic it currently handles? I don't believe there would be a way to place that at ground level, not now with all of the development that has sprung up on either side of it.
I do agree that it would have been much better if a different solution had been implemented long ago, but I think we're past that option now.
1400 Hi Line, along with all of the other robust development occurring in the Design District, proves that a freeway doesn't necessarily stop growth from spilling over from the Downtown core into it. Granted, Stemmons is not elevated as much or as long as 75/45 but it is elevated in places. And of course Woodall Rodgers hasn't stopped the explosive growth that occurred in Uptown and Victory from spilling over from Downtown.
In fact, Stemmons is elevated where 1400 Hi Line is being constructed.
There are actually lots of places to go that are fairly close to 1400 Hi line ... if one follows Hi Line underneath Stemmons when it comes up on the otherside Victory Park and the West End are literally right there. It would be the equivalent of a few blocks to walk but I think it is doable ... I haven't tried it myself yet but for someone decently fit it shouldn't be too taxing to do.
I've made the walk from Design District to West End. Not impassable, but no fun. Walking from one end of Victory Park to the other is the bigger perception challenge thinking you are crossing the Gobi with the mirage of tall buildings at the far end. Only do it if you missed the last bus before Green Line started. Do not expect much foot traffic.
I don't think that the explosion in Oak Lawn *did* spill over from downtown, did it?
^^^^^^^^
Oak Lawn has had a concentration of luxury highrise condo towers and apartments for a long time, along with office towers as well. This was true even prior to the Uptown/Victory Park building boom that started at the beginning of the last decade and really intensified in the 2006-2009 time period.
Below is a black and white image taken from a jet flying tens of thousands of feet over Dallas in March 2011. It shows an aerial perspective of what is going on in "Central Dallas" (click on the thumbnail which takes you to Imageshack, then click on the image again to enlarge it):
What has happened with Uptown and Victory Park's explosive growth over the last few years (coupled with Oak Lawn's own boom occurring) is the urban footprint of "Central Dallas" has begun to meld into one large whole - from the traditional CBD to Victory/Uptown to Oak Lawn/Turtle Creek as seen in the image.
Close-in Stemmons Freeway that includes the hotel/trade mart district (anchored by the Renaissance and Anatole hotel towers) forms a dense branch along with the very nearby Dallas Medical District/Southwestern Medical Center (the large group of highrise towers in the lower left hand corner of the image).
"Central Dallas" has become a dense area of highrises and skyscrapers that stretches for several miles. The framework is in place for "Central Dallas" to become ever more dense and urban as more and more high density multi-family residential, highrises and skyscrapers get built in this central area.
Uptown's enormous success as a "live-work-play" neighborhood has created a juggernaut that is now feeding on its own success, bringing yet ever more and more people, businesses and of course dense in-town development (http://www.bizjournals.com/dallas/bl...asing-for.html).
The number of announced skyscraper and highrise projects planned for Uptown is staggering - Harwood International alone has six or seven towers planned between 31 and 53 stories in height, Cityplace Development has three 20 story towers and two 43 story towers zoned in its masterplan for its last remaining tracts, and there are other towers announced for Uptown by various developers (Crescent Real Estate's empty lot across from the Ritz, a 16 story residential tower to be built at 3000/3001 Carlisle St., etc.).
The traditional Dallas CBD also has its share of successes, especially lately, with the Arts District building boom that in many ways is really just beginning with the still to come Hall Arts Center Towers, the huge Spire complex, Billingsley's Two and Three Arts Plazas, and the 2121 Flora development. Plus the millions in square feet of older and empty commercial buildings in Downtown that are now being repurposed into residential and hotel space and as a result will make a big dent in the CBD's vacancy rate and will bring yet thousands more residents and hotel visitors into Downtown. And of course the Omni Hotel, Museum Tower, the Woodall Urban Deck Park, the Perot Museum, the City Performance Hall, the Calatrava Bridge, First Baptist campus expansion, etc. will all make huge impacts in the traditional Downtown core once they're completed.
In the right foreground of the aerial image one can see the Calatrava Bridge and it leading to Singleton Blvd in West Dallas. Singleton will become the main spine of an already zoned and approved compact urban district that is planned to hold 30,000,000+ square feet of new dense skyscraper and highrise development with mass transit planned as an integral component from the start; West Dallas population is projected to be 24,000 people when built out. UT Austin produced a model of how West Dallas could look if developed to its zoning potential and it almost looks like another CBD appearing on the west side of the Trinity River (http://imageshack.us/photo/my-images...2adjusted.jpg/).
The Sylvan30 development is the first manifestation of new growth on the west side of the Trinity and the Calatrava Bridge is not even open yet!
We are living in exciting times for Dallas.
A year or so ago the DMN had an article that projects by 2030 the DFW metro will overtake Chicago as the 3rd most populous metro in the nation. Along with that expected huge population growth will also be the growth of "Central Dallas". I think by 2030 large areas in the above image could become wall-to-wall highrises and skyscrapers, creating an ultra dense core befitting the central city to the new "Chicago of the South".
I do think 1400 Hi Line is just the first of many highrise developments that will happen in the Design District. The project should be able to command premium rents due to the luxury amenities offered by the complex and the unparalleled views it will boast of Downtown/Victory/Uptown/Oak Lawn and beyond.
.
Last edited by skys the limit; 05 October 2011 at 02:51 PM.
I believe that 1400 Hi-Line will be a nice project.... I may let my house go in Carrollton in a few years and move into the Design District!
That was a month ago, how close is this to being topped-out?
I drove by 1400 Hi-Line Sunday night and took some pictures.... It's not topped out yet, but it is definitely impact the skyline coming heading both north and south on I-35
A couple of days ago it was on 21 or 22, out of 23 (I think). I'm still waiting on aerial pics to show up on google building-maker so I can model it (even if it's the construction version).
The place to improve the world is first in one's own heart and head and hands. - Robert Persig
Work crews top out Dallas apartment tower
The 23-story 1400 Hi Line apartment building is under construction on the northwest corner of downtown Dallas.
STEVE BROWN The Dallas Morning News
Real Estate Editor
stevebrown@dallasnews.com
Published: 12 January 2012 10:24 AM
he 1400 Hi Line Drive building is under construction on the northwest corner of downtown Dallas across Stemmons Freeway from the Victory project.
The 23-story, 314-unit apartment tower is a project of PM Realty Group.
It's the tallest rental residential building currently under construction in North Texas.
The project will include 27,000 square feet of retail space and a one-acre rooftop park on top of the parking garage.
The first tenants will move into the building – located in Dallas' Design District – later this year.
http://www.dallasnews.com/business/c...ment-tower.ece
Some info in Real Points this morning...
http://realpoints.dmagazine.com/2012...-1400-hi-line/
Two renderings from the Real Points blog:
HiLine-View41.jpg
Can't get the other link to post, but the photo is here: http://realpoints.dmagazine.com/wp-c...ine-View31.jpg
^Great article with some good information. Seems like they were mostly attracted to the master plan and public-private investments going on in that part of the Design District (Katy Trail/Trinity Strand, street improvements, etc.) as well as access to downtown, medical district and Uptown (and Love Field, I assume).
These guys seem to have done a lot of research so I understand their position. But they mention the word "pioneering" 3 different times in the article, and I think that's the type of development that will take downtown (CBD) over the tipping point whenever it is ready.We looked at some sites downtown, but for this type of product, downtown just isn’t quite there yet.
is it me or does the museum tower appear to have an eastward lean?
If you're standing on a nearby Dallas sidewalk, I'd bet it's the cause of the lean.
Is anyone else surprised at the lack of windows in this building? I'm not saying it needs to be a glass curtain wall that is all the rage but it's windowed like a midrise with so so views when it has fabulous unobstructed downtown views.
I'm sure it is a cost issue but it seems odd to hamper one of the amazing features of your location that you want top dollar for by not maximizing the windows.
I'm no engineer but maybe it was a sound issue since they are next door to a busy freeway. Adding more glass might turn it into a perfect reflector for the noise and also allow it to bleed into the apartments too easily. Maybe the kinda glass they would need to minimize the noise with bigger windows would have made the construction a lot more expensive to build. Just an idea. Or does the city have some sort of rules for the Design District related to the percentage of glass to masonry materials for exterior materials? IIn the West End I believe developments are required to use large amounts of brick for a certain percentage of the exterior to maintain the neighborhoods character.
If I understand what you meant, I think that providing balconies on the exterior of 1400 Hi Line Drive will add more value to the building in that it is an extra *perk for scouting residents. An all glass wall, facing Stemmons, would look good if done like the quality of the Museum Tower's facade; however, I do believe that the architect chose correctly by placing a mixed-material facade with balconies. Btw, the building looks taller than it actually is when I drive by!
I agree and they still could have done floor to ceiling glass with glass balconies like I see on high rises in other cities. I was interested in living in this building until I saw the condition of the minimum window areas facing downtown. I will still check it out but am disappointed.
Man the misconceptions that spread like a wild fire through this forum..... 'LEED obsessed architect and glass being evil to them.....' Have yet to meet an architect (LEED or not) that does not want to put in more glass. You get a LEED point for the quality of the natural light in a space not the reverse..... There are plenty of examples of LEED gold buildings that are 100% glass. Overhangs, louvers and shading of the glass is a trick we use when trying to put more glazing on the sun exposed elevations. Glass skin is more expensive then brick/mortar, stucco or other cladding. Something that usually gets scaled down as the budget numbers come in and the entire team (MEP, Structure, Architect, Developer) work to protect the integrity of the project.
Last edited by slfunk; 04 February 2012 at 06:25 PM.
One World Trade Center and the new US Embassy in London are (likely) LEED Gold that use all glass. Idk the classification but Hunt and the Glass House are as well.
From today:
Has this slowed down?
RAIN! To....much.....rain.....
Maybe that picture is on the Stemmons side. On the side that faces the district, almost all the units had windows in place and lights were lit inside the units.
Yes indeed, that's the view from the Victory Station area.
I work right next to this building. I'm hoping it will be ready when my lease downtown is up in September.... Not sure how possible that is though. There definitely doesn't seem to be a huge crew on this site. Yesterday there were about 4 firetrucks at the site, hopefully nothing too serious
via link Kelley USA posted at the end of January http://realpoints.dmagazine.com/2012...-1400-hi-line/
"RP: What are some of 1400 Hi Line’s features?
Nail: It’s 23 stories, with 314 apartments and 26,000 square feet of retail on the bottom. We will complete it by the end of 2012. We’ll actually open it up and move the first people in at the end of June."
If the rain pushed back MHH Bridge this project was likely similarly effected.
Last edited by Mr. Mojito; 24 February 2012 at 11:35 AM.
That's a good article. I met with Bryant Nail when bidding the cabinetry on this job about 2.5 years ago. I worked on the Azure years ago and there were crews/elevators/trucks etc... moving like crazy that last couple months. This one just doesn't seem to have that kind of rush, but maybe that means they're on schedule? I suppose a lot can happen in 3-4 months
Just took this pic 10 mins ago showing the other side
I believe that the crew is working mostly on the interior as the structure is nearly complete. Thus, it appears to be slowing down.
There are easily over a hundred people there today and the parking garage sure is full of work trucks and workers' vehicles!
The RO office said they are still looking to open the lower floors and have the amenities at ground level wrapped up by around what the article states. Also, they hope to open a leasing office within a couple of weeks a few blocks from the site. Hope that helps.
Stuff from early afternoon today, again. . .
And, some random views from the parking garage. . . the waterfall amenity is already done! ; )
some good views. First thing in this area at this height, you should have an amazing view from the top floor.
RAIN! To....much.....rain.....
Very nice views. I wonder what the Northern view is like.... I cant imagine it's going to be great
I called the sales center yesterday to get preliminary pricing.
North facing 1 bedrooms starting at $1,495, South facing (downtown view) 1 bedrooms will start closer to $2,000.
Floors 6-10 to start leasing July
Floors 11-17 to start leasing in October
Now leasing, and live website: http://1400hiline.reachlocal.com
You can also just go to http://1400hiline.com still as well. And, then you get the true experience - chatting live with Eric or Ben or. . . after the chat bubble pops in on the east side of your screen! ; ) Kidding, I think both websites do that.
As of this morning the crane is almost down.
There are currently 1 users browsing this thread. (0 members and 1 guests)
Posting Permissions
Bookmarks