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Uptown Dallas: Marriott Uptown

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maconahey
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Uptown Dallas: Marriott Uptown

Postby maconahey » 06 Mar 2018 09:22

The Marriott Uptown project is located in the heart of Dallas’ Uptown neighborhood and will be a full service Marriott branded hotel.
The hotel will be a half block from the Katy Trail, which is Dallas’s most active biking and pedestrian trail. The site is within a short walk of over five million square feet of Dallas’s best office space and also over 60 restaurants and bars. Marriott will be exceptionally positioned to benefit from both business and leisure travelers.

The project will include 255 guest rooms in a 14-story concrete tower over three levels of a below-ground garage.
Amenities will include a ground-floor restaurant, coffee shop, pool deck, and 13,000 square feet of meeting space. Room finishes will be in-line with the Marriott Modern design scheme creating a contemporary environment for working and relaxing.



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http://www.alamomanhattan.com/modules/c ... tt-uptown#

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maconahey
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Re: Uptown Dallas: Marriott Uptown

Postby maconahey » 06 Mar 2018 09:24

https://oeaaa.faa.gov/oeaaa/external/se ... 67&row=329
Received Date: 02/27/2018
Entered Date: 02/27/2018

Construction Info Structure Summary
Notice Of: CONSTR
Duration: PERM (Months: 0 Days: 0)
Work Schedule: 05/01/2018 to 07/01/2018

Structure Type: Building
Structure Name: Marriott Uptown


Proposed
Site Elevation: 470
Structure Height:167
Total Height (AMSL):637

DPatel304
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Re: Uptown Dallas: Marriott Uptown

Postby DPatel304 » 06 Mar 2018 09:29

Looks good to me! Is it just me, or have the number of projects slowed down recently? It seems like we are seeing more smaller projects in under-developed areas like East Dallas, West Dallas, Oak Cliff, and the Cedars, and the big projects in Uptown have slowed. I suppose it makes sense, since land in Uptown is far more expensive these days, so you can't just throw up some cheap apartment building anymore, you have to develop something worthwhile otherwise it just doesn't make sense.

It says this is the address of the project, so are they tearing down whatever is already there:
EDIT: I'm not sure if this is the address of the actual development. It could be the address of an office they have or something.
3000 Fairmount Street
Dallas, TX 75201

https://www.google.com/maps/place/3000+ ... 96.8070716

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joshua.dodd
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Re: Uptown Dallas: Marriott Uptown

Postby joshua.dodd » 06 Mar 2018 10:49

I believe we are finally starting to see a slowdown in the market. Even the tower that was supposed to replace Idle Rich off McKinney and Boll fell through.

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jrd1964
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Re: Uptown Dallas: Marriott Uptown

Postby jrd1964 » 06 Mar 2018 12:19

There was a previous thread about this project, but I'm not sure of the title. The hotel is going in east of Nick & Sam's where an apartment/condo complex is now; Wolf/Fairmount/Carlisle are the surrounding streets.

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tanzoak
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Re: Uptown Dallas: Marriott Uptown

Postby tanzoak » 07 Mar 2018 01:31

DPatel304 wrote:Looks good to me! Is it just me, or have the number of projects slowed down recently? It seems like we are seeing more smaller projects in under-developed areas like East Dallas, West Dallas, Oak Cliff, and the Cedars, and the big projects in Uptown have slowed. I suppose it makes sense, since land in Uptown is far more expensive these days, so you can't just throw up some cheap apartment building anymore, you have to develop something worthwhile otherwise it just doesn't make sense.


Over the last 12 months, only 4,800 multifamily units have been issued building permits in Dallas, compared to over 12,000 18 months ago. So yeah, multifamily projects across the board have slowed down recently. Single-family projects (which includes townhouses), on the other hand, have actually increased over that time period, from 1,500 to 2,100.

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dzh
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Re: Uptown Dallas: Marriott Uptown

Postby dzh » 07 Mar 2018 06:55

It's too bad this Marriott isn't a JW Marriott. I'm sure this will still be a nice infill however

DPatel304
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Re: Uptown Dallas: Marriott Uptown

Postby DPatel304 » 07 Mar 2018 08:54

tanzoak wrote:Over the last 12 months, only 4,800 multifamily units have been issued building permits in Dallas, compared to over 12,000 18 months ago. So yeah, multifamily projects across the board have slowed down recently. Single-family projects (which includes townhouses), on the other hand, have actually increased over that time period, from 1,500 to 2,100.


Wow, some interesting numbers for sure. That's probably wise, as we need time to let the market absorb all the new apartments coming online this year.

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kingpin
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Re: Uptown Dallas: Marriott Uptown

Postby kingpin » 07 Mar 2018 17:22

joshua.dodd wrote:I believe we are finally starting to see a slowdown in the market. Even the tower that was supposed to replace Idle Rich off McKinney and Boll fell through.



what makes you say that?

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scott2
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Re: Uptown Dallas: Marriott Uptown

Postby scott2 » 07 Mar 2018 19:37

dzh wrote:It's too bad this Marriott isn't a JW Marriott. I'm sure this will still be a nice infill however

JW Marriotts tend to be upscale convention properties and that lot is too small. It would make a better second Convention Center Hotel. There is a big surface parking across the street that would be perfect.

Tnexster
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Re: Uptown Dallas: Marriott Uptown

Postby Tnexster » 12 Mar 2018 21:10

I have wondered when JW will make an appearance in Dallas.

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tamtagon
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Re: Uptown Dallas: Marriott Uptown

Postby tamtagon » 12 Mar 2018 21:20

Probably with the train to Houston ---- without a subsidy I hope

cowboyeagle05
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Re: Uptown Dallas: Marriott Uptown

Postby cowboyeagle05 » 09 Jul 2018 09:00

Btw fence went up around some of these properties a week or so ago.

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uptown74
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Re: Uptown Dallas: Marriott Uptown

Postby uptown74 » 09 Jul 2018 19:29

cowboyeagle05 wrote:Btw fence went up around some of these properties a week or so ago.


I saw that too! I hope they don't tear down all the buildings and then its just sits there for years like that Old Warsaw site.

cowboyeagle05
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Re: Uptown Dallas: Marriott Uptown

Postby cowboyeagle05 » 10 Jul 2018 08:49

The Old Warsaw site was a family looking to make a splash so they moved forward without a big signature tenant signed to move in. Banks don't lend without a lead tenant so they never got off the ground. In this case, we have a developer that has a tenant a hotel operator with a flag so I am sure it will work out.

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R1070
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Re: Uptown Dallas: Marriott Uptown

Postby R1070 » 12 Jul 2018 21:48

It looks like the whole development site is fenced off with an Alamo Manhattan banner on the fence.

cowboyeagle05
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Re: Uptown Dallas: Marriott Uptown

Postby cowboyeagle05 » 13 Jul 2018 09:11

Cool a friend lives in the apartments within an earshot so he is about to have to get used to construction noise but he is excited to have the potential coffee shop.

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Warrior2015
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Re: Uptown Dallas: Marriott Uptown

Postby Warrior2015 » 13 Jul 2018 10:45

cowboyeagle05 wrote:Cool a friend lives in the apartments within an earshot so he is about to have to get used to construction noise but he is excited to have the potential coffee shop.

So its about to start?

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Re: Uptown Dallas: Marriott Uptown

Postby cowboyeagle05 » 13 Jul 2018 11:15

Yeah, I'm not sure how much demo has started but the fences are up and at least preliminary demolition seems to have begun. I was not able to confirm a dumpster onsite but then again I haven't personally been there since last week when I drove by.

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Warrior2015
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Re: Uptown Dallas: Marriott Uptown

Postby Warrior2015 » 14 Jul 2018 16:49

R1070 wrote:It looks like the whole development site is fenced off with an Alamo Manhattan banner on the fence.

This is good uptown is finally getting some much needed slightly more budget friendly hotels.

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trueicon
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Re: Uptown Dallas: Marriott Uptown

Postby trueicon » 14 Jul 2018 19:28

I don't understand putting this particular hotel in Uptown instead of Downtown. The type of client that books at a full service Marriott hotel is (generally speaking) a business traveler who (presumably) is traveling for a convention. The problem is that the convention center (downtown) is not walking distance. It would make far more sense to make this one of Marriott's other brands - like Courtyard by Marriott or AC Hotel - which target a more rounded mixture of business and leisure customers. This hotel is positioned far better to attract leisure travel business, where the proximity to Uptown's many restaurants and bars is indeed a big marketing feature.

This is a major pet peeve of me. The Hilton Anatole is another example of this poorly thought out anti-Urban planning by hotel operators who place their flagship full service hotel farther out from the CBD, which of course contributes to sprawl, pollution, etc. Business travelers = CBD. When major conventions -- the bread and butter of full service hotels -- shop around different cities, they want a collection of full service hotels all walkable from each other and from the convention center. We all love development, but what we really love is the right type of development. I think folks are underestimating how much of a negative this will be for all the progress in our urban core. Two steps forward, one step backwards I suppose.

Marriott got it backwards. If you put the full service Marriott where the soon to open downtown Courtyard by Marriott (or the recently opened AC hotel) is, and you put the Courtyard by Marriott (or the AC hotel) here, it makes FAR more sense. All they need to do is change the signs and I'll collect my consulting fee.

Tnexster
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Re: Uptown Dallas: Marriott Uptown

Postby Tnexster » 15 Jul 2018 22:07

Personally I like the idea of Uptown getting some infill hotels like this with event space contained in the building that will more than likely be booked well in advance. This one is good, the WV hotel is great, in reality I'd love to see more of these scattered about.

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jrd1964
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Re: Uptown Dallas: Marriott Uptown

Postby jrd1964 » 16 Jul 2018 06:14

trueicon wrote:I don't understand putting this particular hotel in Uptown instead of Downtown. The type of client that books at a full service Marriott hotel is (generally speaking) a business traveler who (presumably) is traveling for a convention. The problem is that the convention center (downtown) is not walking distance. It would make far more sense to make this one of Marriott's other brands - like Courtyard by Marriott or AC Hotel - which target a more rounded mixture of business and leisure customers. This hotel is positioned far better to attract leisure travel business, where the proximity to Uptown's many restaurants and bars is indeed a big marketing feature.

This is a major pet peeve of me. The Hilton Anatole is another example of this poorly thought out anti-Urban planning by hotel operators who place their flagship full service hotel farther out from the CBD, which of course contributes to sprawl, pollution, etc. Business travelers = CBD. When major conventions -- the bread and butter of full service hotels -- shop around different cities, they want a collection of full service hotels all walkable from each other and from the convention center. We all love development, but what we really love is the right type of development. I think folks are underestimating how much of a negative this will be for all the progress in our urban core. Two steps forward, one step backwards I suppose.

Marriott got it backwards. If you put the full service Marriott where the soon to open downtown Courtyard by Marriott (or the recently opened AC hotel) is, and you put the Courtyard by Marriott (or the AC hotel) here, it makes FAR more sense. All they need to do is change the signs and I'll collect my consulting fee.


As far as brand representation goes, I'm not sure why none of Marriott's select-service brands (including Courtyard) aren't in Uptown yet, other than how much the land costs. As for having 2 Marriott locations so close together, I'm not sure about that either. There really isn't anything, though (I don't think), stopping the DTD City Center/Plaza of the Americas property from eventually becoming a JW Marriott, if the owners (or Marriott) want. I guess whoever the owner/franchisee of the DTD Courtyard is, they like doing select-service properties. Also, the lot that the Courtyard will be on, really wouldn't be big enough for a full-service hotel property IMO. They'd need the whole block at least. And now that Marriott has acquired Starwood, they have a LOT more brand representation in/near DTD than ever. With the DTD Courtyard upcoming, and the recently-added TownePlace & Fairfield at Butler Brothers, there will be 13 hotels with a Marriott brand in that area before the Uptown Marriott even opens.

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trueicon
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Re: Uptown Dallas: Marriott Uptown

Postby trueicon » 16 Jul 2018 14:32

Fair points about Starwood. By my math, however, the only full service (i.e., offers convention space etc.) Marriott-Starwood hotels within the CBD are Westin and Sheraton. The others are mostly boutique hotels that aren't really oriented towards the convention market. Compare that to the CBD of any other similar major city in the U.S., from Houston to Atlanta to Los Angeles (I'm not even talking well developed downtown cities like Chicago and NYC), and you'll see that number is very small.

I stand by my point that a business oriented full service Marriott makes far more sense in the CBD, where there are so many surface parking lots waiting to be developed. I could name off at least 20 spots downtown that make far more sense for this hotel. The big convention groups (e.g., Mary Kay, etc.) are not going to bus convention goers to/from Kay Bailey Convention Center to this hotel.

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Tucy
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Re: Uptown Dallas: Marriott Uptown

Postby Tucy » 16 Jul 2018 17:39

trueicon wrote:Fair points about Starwood. By my math, however, the only full service (i.e., offers convention space etc.) Marriott-Starwood hotels within the CBD are Westin and Sheraton. The others are mostly boutique hotels that aren't really oriented towards the convention market. Compare that to the CBD of any other similar major city in the U.S., from Houston to Atlanta to Los Angeles (I'm not even talking well developed downtown cities like Chicago and NYC), and you'll see that number is very small.

I stand by my point that a business oriented full service Marriott makes far more sense in the CBD, where there are so many surface parking lots waiting to be developed. I could name off at least 20 spots downtown that make far more sense for this hotel. The big convention groups (e.g., Mary Kay, etc.) are not going to bus convention goers to/from Kay Bailey Convention Center to this hotel.


Marriott City Center?

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trueicon
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Re: Uptown Dallas: Marriott Uptown

Postby trueicon » 16 Jul 2018 19:05

Doh! Yes, thank you, that makes three full service Marriott-Starwood hotels in the CBD.


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