222 replies to this topic

[Jeriat]

..well this kinda came out of nowhere. 

[John T Roberts]

It looks like they are trying to get the historic tax credits on the property, since there are very few changes to the existing facade.  Even though it is ugly, cleaning it up will be a big help for its appearance.

 

Unlike the W.T. Waggoner Building, it appears that my height on the Tallest Building Page is very close to what was built.

[Big Frog II]

Well I'll be.

[John T Roberts]

I thought I might explain myself a little better here about this proposal vs. the previous owner's proposal.  At some point in time, the boundary of the Hotel Texas National Register Designation and as a Recorded Texas Historic Landmark was extended to include this building, which was originally, a 4 story 1928 parking garage designed by Wiley G. Clarkson.  The garage was designed to have more floors added on top, so the hotel purchased the garage in order to expand the hotel above it.  The reason for the purchase was the opening of the Convention Center one block away.  The hotel did expand and hired Preston Geren to expand the building to 13 stories and add hotel rooms.  The expansion opened in 1970 and was connected into the main hotel by a skybridge.

 

The previous owner proposed a significant change to the facade of this building and it was determined by the overseers of the National Register program that the facade changes violated the Secretary of Interior's Standards for Rehabilitation, and the application for the tax credits would be turned down.  Those owners formulated a new plan where all the facade changes were put up as a screen in front of the original facade to keep the original intact.  It was determined that these changes would also not allow the tax credits to be applied to this project.

 

The previous owner then sold the property back to the owners of the Hilton Hotel, who had put a deed restriction on the property not to operate a competing hotel.  Obviously, they removed that deed restriction when the building was sold back to them.  Since they are proposing minimal changes to the facade, I'm guessing that they have chosen to comply with the Secretary of Interior's Standards for Rehabilitation and will accept the Federal and State Tax Credits available for this project.  City Tax Credits are available, but the building would have to be designated as a City of Fort Worth Landmark, and I don't think that has been done at this time.

[rriojas71]

Count me as excited.  Looks like a functional use to a currently dead structure.  I wonder if they are planning any sort of retail component on the bottom.  Maybe a coffee shop.

[John T Roberts]

The hotel will have a restaurant on the ground floor.  They are only planning to take up a minimal amount of ground floor space for the lobby, leaving the rest for parking. 

[John T Roberts]

By the way, I need to learn how to read plans.  The Title Block on all of the sheets for the project reads:

 

Fort Worth Hotel Annex

Le Meridien

811 Commerce Street

Fort Worth, Texas 76102

A HISTORIC TAX CREDIT PROJECT

 

As I had discussed in some of my earlier posts, this explains everything.  They are required to basically leave the facade alone with only minor modifications.

[John T Roberts]

This gives a very detailed description of the work that will be done to the building.  The only information that appears to be different from what I was led to believe is that the Hilton and the annex are owned by separate entities.  I was under the impression that the annex was sold back to the Hilton owner.

[John T Roberts]

I'm almost sure that TAD's information is not correct.  Farukh and Mobeen are the former owners.  They were the group that put forth the previous proposal before this one and they were the ones who abated the abestos and gutted the interior of the annex in preparation of converting it into apartments.

[John T Roberts]

I don't know if you downloaded the DDRB Packet, but the drawings for the building are fairly far along.  That packet includes a Civil Survey (they already have a Civil Engineer on board), a Civil Site Plan, dimensioned Floor Plans of all levels (including the Basement and the Roof), dimensioned and noted building elevations (all facades), Window Types and Schedules, Window Details, Enlarged Floor Plans, and a Miscellaneous Detail Sheet.  This package is adequate for DDRB and other City Commission approvals, and for getting financing.

[John T Roberts]

I'm sorry that I misunderstood your point. 

[John T Roberts]

Nitixope, I believe that project received all of the required approvals from the Boards and Commissions and they obviously received a demolition permit to remove all of the interior down to the shell.  I know that since the Texas Historical Commission denied the facade changes, they would have been required to go back to the DDRB to show them the minimal amount of facade improvements and the rehabilitation of the existing facade.  However, since that was just maintaining the existing, that change might have been administratively approved.

[John T Roberts]

Nitixope, it appears that 145 Navarro is the old CPS Energy Building. 

[arch-image]

Looks like they got a good deal of concessions from the owners on the deed restrictions and all. I can't help but wonder how much the current state of Hospitality moved that needle as I am sure their occupancy in the Texas Hotel is way down like others and carrying this one couldn't have been helping their bottom line. I don't know them but looking at some of their other projects they seem to know what they are doing on repositions. They used to go by Reimagine Hospitality Group. I am surprised by the additions at the roof as far as the Historical aspect, surprises me that would be approved. It looks like a great project overall, and glad to see it getting redone and bringing another dead building back to life. 

[John T Roberts]

The Downtown Design Review Board approved the project this afternoon.  Below is a link to the Fort Worth Magazine article on the approval:

 

https://fwtx.com/new...ex-le-meridien/

 

Arch-image, I'm not surprised by the approval of the rooftop addition.  It follows the Secretary of Interior's Standards for Rehabilitation in that it is set back from the main facades of the building, the overall height is less than the existing penthouse, and the height is insignificant to the overall height of the building.  This is explained in #4 of the Historic Preservation Certification Application that Nitixope posted above.  Also, a more major addition was approved for The Sinclair Building when it was converted to a hotel with a rooftop lounge.  On that building, an 18 foot tall elevator overrun penthouse was approved along with the rooftop addition.

[Austin55]

Filed with TDLR

https://www.tdlr.tex.../TABS2021016987
 

Start Date: 7/1/2021
Completion Date: 2/28/2023
Estimated Cost: $35,000,000
Type of Work: Renovation/Alteration

Type of Funds: This project is privately funded, on private land for private use.
Scope of Work: Renovation of existing parking garage and former hotel into a new 188 room Le Meridien Hotel. Existing 6th floor pool to remain and be reconfigured to better suit hotel. Rooftop lounge and outdoor deck added. Existing parking garage to valet parking

 

[John T Roberts]

I think it is pretty clear that this is a commercial remodel project.  I'm glad it is getting underway.  When I did my architectural tour on Saturday, I brought up a little bit about the history of the building and that the conversion to a Le Meridien Hotel would start soon.

[John T Roberts]

Nitixope, I figured as much.  One of the things that I love about our City's permitting process is what is considered a commercial remodel.  If you remember, a few years ago, the old Rosebud Cafe at 8th Ave. and Rosedale was completely demolished except for the concrete slab and two walls.  The new restaurant was rebuilt from that and the project was filed as a "Commercial Remodel Permit".  There really wasn't anything left to remodel.

[txbornviking]

Nitixope, I figured as much.  One of the things that I love about our City's permitting process is what is considered a commercial remodel.  If you remember, a few years ago, the old Rosebud Cafe at 8th Ave. and Rosedale was completely demolished except for the concrete slab and two walls.  The new restaurant was rebuilt from that and the project was filed as a "Commercial Remodel Permit".  There really wasn't anything left to remodel.

 

I've often wondered why that one wall was kept. from a permit perspective, are approvals for commercial remodels etc easier to obtain vs new construction?

[John T Roberts]

Txbornviking, yes they are.  Remodel permits also come with fewer restrictions, if the project is small enough. 

[Crestline]

It would be a nice day for a swim to celebrate.

 

I was up in the Refinery 714 penthouse lobby yesterday poking around and happened to look down at the Hilton Annex / La Meridien -- I swear it has half a foot of standing water on the roof from the storm! You could splash around up there; probably cleaner than the green muck in the pool.

[John T Roberts]

Crestline, what time were you there?  I was up there with a friend looking down on the city before we had dinner at il Modo on the ground floor.  She had not been to the penthouse lobby, so I let her look out the windows first and she pointed out the water standing on the roof. 

[Austin55]

After the Miami incident, hearing of standing water in/on structures is definitely a bit concerning.

The oft-flooded basement of the T&P warehouse brings up the same issue.

[renamerusk]

I read that a possible contributing factor among others was the pool deck's improper drainage. Reportedly not enough to cause the collapse but maybe enough to weaken the integrity of the concrete.  Another factor is that the building set atop of a barrier island which I assume would not have bedrock.

 

HHA sits atop of a substantial bedrock formation. I agree that out of an abundance of caution, HHA's pool/standing water will require shoring up.

[Crestline]

Crestline, what time were you there?  I was up there with a friend looking down on the city before we had dinner at il Modo on the ground floor.  She had not been to the penthouse lobby, so I let her look out the windows first and she pointed out the water standing on the roof. 

 

 

Pretty early, probably 4PM? Fort worth forum members are probably almost always bumping in to each other around town. 

[John T Roberts]

It appears that we missed you.  We arrived up there about 5:45 and we stayed about 20 minutes.  Our dinner reservation was for 6:15 PM. 

[John T Roberts]

Nitixope, for my review of il Modo, jump over to the 714 Main/Farmers & Mechanics National Bank thread.  You can read my review here: http://www.fortworth...c=2309&p=133376

[Doohickie]

Txbornviking, yes they are.  Remodel permits also come with fewer restrictions, if the project is small enough. 

When I was in college there was a fire at our fraternity house.  The house was about 120 years old and it was pretty much a total loss.  We kept the front porch and the abutting foundation and walls and by doing so we were able to call it a "reconstruction" or "remodel" or something, versus a new build.  If it were new construction we could not have built a fraternity house with the existing zoning, but were able to do it as a rebuild.  Integrating the modern foundation with the old foundation was.... interesting, and if you go into the basement of the building (which is a recreation/bar area) you can still see the old foundation wall. 

 

The new basement has a 9 food ceiling.  The rafters of the old basement were less than 6 feet over the dirt floor.

[John T Roberts]

It appears that there were other signs over the years on that band, in addition to American Airlines.  I just can't remember what they were.

 

Since you posted a photograph of the rooftop pool, I thought I would post one from the UTA Library Digital Galleries.  In the past, I have posted a link to the photo, but they have encouraged Facebook users to post the photographs.  This is a view from that rooftop terrace with a little girl in the pool.  Note the demolished Landmark Tower and Aviation Buildings.  The Kimpton Harper Hotel had "Continental Life" on the roof along the two main facades.

 

[elpingüino]

American Airlines ghost sign:
 

 

Does anyone know why American Airlines had a presence at the hotel annex?

[John T Roberts]

Yes, I do.  They had a ticket office at that location.  I think it stayed there for many years.

[Jeriat]

Some Annex shots from the Downtown Walking Tour:

 

 

 

 

 

 

 

 

 

 

American Airlines ghost sign:

 

 

 

I understand it's a brutalist structure, but they've gotta do something with those bare walls... it looks worse seeing them from a distance. 

[John T Roberts]

Jeriat, they are in the same dilemma that the previous owners were in.  Both developers wanted to use all of the Historic Tax Credits available in order to make their projects work from a financial standpoint.  If you use the tax credits, you have to comply with all of the government's regulations regarding historic preservation.  The building is on the National Register of Historic Places and is part of the Hotel Texas Recorded Texas Historic Landmark Designation.  The THC has already ruled for the previous owner that even placing a screen in front of parts of the building to "hide" the original facade, they would lose the tax credits.  The THC has ruled that only minimal changes to the facade will be allowed.  They are allowing the addition of a rooftop terrace similar to what was allowed at The Sinclair.  The two owners did have the right to decline the tax credits and then change the facade as they wished, but they could not make the project economically fly, if they pursued that course.

 

Personally, I don't think it should have ever been added to the Hotel Texas designations, but I think it was done just to apply the tax credits and make their project work from an economic standpoint.

[Jeriat]

Jeriat, they are in the same dilemma that the previous owners were in.  Both developers wanted to use all of the Historic Tax Credits available in order to make their projects work from a financial standpoint.  If you use the tax credits, you have to comply with all of the government's regulations regarding historic preservation.  The building is on the National Register of Historic Places and is part of the Hotel Texas Recorded Texas Historic Landmark Designation.  The THC has already ruled for the previous owner that even placing a screen in front of parts of the building to "hide" the original facade, they would lose the tax credits.  The THC has ruled that only minimal changes to the facade will be allowed.  They are allowing the addition of a rooftop terrace similar to what was allowed at The Sinclair.  The two owners did have the right to decline the tax credits and then change the facade as they wished, but they could not make the project economically fly, if they pursued that course.

 

Personally, I don't think it should have ever been added to the Hotel Texas designations, but I think it was done just to apply the tax credits and make their project work from an economic standpoint.

That's somewhat understandable... but still awful from just a cosmetic standpoint.  

At least it's not 40 stories tall and actually behind some of the buildings, I guess. 

[John T Roberts]

Personally, I found it a little hard to believe that the THC and the National Park Service actually approved the expansion of the historic designation.  The application based their nomination on the fact that the historic 1928 portion of the building still retained its historic use, even though a new facade had been put on it and it had been expanded vertically.  The applicants also used the tie in to the historic Hotel Texas as a factor for the nomination.

 

As for hiding the building, when The Deco is completed, it definitely will be hidden by a taller building.

[RD Milhollin]

Get out the POWERWASHER! Would you believe, the SANDBLASTER?

 

Is it possible to punch windows through on the Western side of the building? Some of those hotel rooms may be a little dark. 

[John T Roberts]

Yes, they can and are allowed to clean the exterior.  I think this would help the building quite a bit.

 

If they want to keep the tax credits, they cannot punch windows on the western side of the building.  All of the hotel rooms on the west side of the building have windows on the north or south sides.  However, there aren't that many rooms directly on the west wall.  Both wings have core elements at those locations.  The north wing has a stairwell and the south wing has the elevator core and a stairwell.  I believe there are only two rooms directly on that west wall.

[Austin55]

Construction contractor Muckleroy Falls has shared some spooky photos from the site.

https://www.instagra...edium=copy_link

[John T Roberts]

I saw them yesterday.  The building is kind of spooky in its current condition.  The reopening of it as a Le Meridien Hotel will be a great addition to our Downtown, especially with Deco 969 going up right across the street.

[Austin55]

8th Street will be closed between Commerce an Calhoun, allowing for construction of both the Le Meridian and Deco 969.

 

https://fortworthgov.legistar.com/LegislationDetail.aspx?ID=5219591&GUID=5B05202C-E727-4AF8-9203-F4673FD24303 

[rriojas71]

8th Street will be closed between Commerce an Calhoun, allowing for construction of both the Le Meridian and Deco 969.

 

https://fortworthgov.legistar.com/LegislationDetail.aspx?ID=5219591&GUID=5B05202C-E727-4AF8-9203-F4673FD24303 

How do you know it is for both?  I'm definitely excited about that news

[John T Roberts]

The text in the link specifically states the street closure is for the construction of Deco 969 and the Le Meridien Hotel.  When the time expires on the closure of the entire street, it is anticipated that construction for Deco 969 will still be going on; therefore, after that point, the southern half of the street will be closed.

[Austin55]

A further detail that I've been told is that the new owner only closed on the property in the last few weeks which is why construction had not already commenced. It should get going soon.

[Austin55]

More details on the hotel, including dining options. 

 

https://www.star-tel...e256726092.html

[rriojas71]

This sounds awesome.  Can't wait for it to happen

[Urbndwlr]

Streetside cafes, with tables sprawling onto the sidewalk, assuming looks good, will make a really nice impact to the environment there, esp with lots of new neighbors arriving across the street. 

[steave]

That would go a long way to make the street scape not so...beige... IMO

[Austin55]

Just a drive-by shot but had an errand in downtown and noticed they have begun pulling out windows!

[John T Roberts]

It's good to finally see some work going on at the building.

[GenX]

I like the nighttime renderings. But in my opinion it looks rather homely during the day. Maybe it could use some of that downtown artwork that is popping up ? Something large but simple to fit the European hotel theme ?