Item 2b - The Travis — original pdf

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80 Red RiverDesign Commission Working GroupApril 25, 2019DAVIS STRAINEY STRED RIVER STProperty FactsLot Size: 2.291 acres / 99,796 square feetEntitled FAR: 8:1*Entitled Height: 40 feetUp to 15:1 FAR and unlimited height allowed in the Rainey Street district with participation in the Downtown Density Bonus Program*8:1 FAR achievable with compliance with Waterfront Overlay Rainey Street subdistrict affordable housing provision requirements.Project Facts1,236,806 total square feet13:1 total proposed FARPhase I –575 feet in heightPhase II –695 feet in heightApartment -662,636 Gross SFCondo -377,247 Gross SFHotel -194,523 Gross SFCoffee/Bar -2,400 Gross SFGatekeeper Requirements1.2-Star Green Builder2.Great Streets Compliance3.Substantial Compliance with Downtown Design GuidelinesAffordable Housing•24,518 SF of new affordable housing in the Rainey Street Subdistrict.•Affordable housing fee-in-lieu is $2,070,767.Downtown Urban Design GuidelinesArea Wide Guidelines AW.1Create dense developmentArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentResidential (Rental)Hotel/Residential(Condo)Area Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsAW.11Recycle existing building stockPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetSiteFrontagePublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsExisting Curb CutPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsN/ASitePublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPS.9Provide pedestrian-scaledlightingPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPS.9Provide pedestrian-scaledlightingPS.10Provideprotection from cars/promote curbside parkingN/APublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPS.9Provide pedestrian-scaledlightingPS.10Provideprotection from cars/promote curbside parkingN/APS.11Screen mechanical and utility equipmentPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPS.9Provide pedestrian-scaledlightingPS.10Provideprotection from cars/promote curbside parkingN/APS.11Screen mechanical and utility equipmentPS.12Provide generousstreet-level windowsPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPS.9Provide pedestrian-scaledlightingPS.10Provideprotection from cars/promote curbside parkingN/APS.11Screen mechanical and utility equipmentPS.12Provide generousstreet-level windowsPS.13Install pedestrian-friendly materials at streetlevelPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPZ.12Use plants to enliven urbanspacesPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPZ.12Use plants to enliven urbanspacesPZ.13Provide interactive civic art and fountains inplazasPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPZ.12Use plants to enliven urbanspacesPZ.13Provide interactive civic art and fountains inplazasPZ.14Provide food service for plaza participantsN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPZ.12Use plants to enliven urbanspacesPZ.13Provide interactive civic art and fountains inplazasPZ.14Provide food service for plaza participantsN/APZ.15Increase safety in plazas through wayfinding, lighting, and visibilityN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPZ.12Use plants to enliven urbanspacesPZ.13Provide interactive civic art and fountains inplazasPZ.14Provide food service for plaza participantsN/APZ.15Increase safety in plazas through wayfinding, lighting, and visibilityN/APZ.16Consider plaza operations and maintenanceN/ABuilding Guidelines B.1Build to the streetBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelB.3Accentuate primary entrancesBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterB.5Control on-site parkingBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterB.5Control on-site parkingB.6Create quality constructionBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterB.5Control on-site parkingB.6Create quality constructionB.7Createbuildings with human scaleParking•Phase I -538 spaces•Phase II –705 spaces•Parking leased separately from units.80 Red RiverDesign Commission Working GroupMay 30, 2019DAVIS STRAINEY STRED RIVER STProperty FactsLot Size: 2.291 acres / 99,796 square feetEntitled FAR: 8:1*Entitled Height: 40 feetUp to 15:1 FAR and unlimited height allowed in the Rainey Street district with participation in the Downtown Density Bonus Program*8:1 FAR achievable with compliance with Waterfront Overlay Rainey Street subdistrict affordable housing provision requirements.Project Facts1,236,806 total square feet13:1 total proposed FARPhase I –575 feet in heightPhase II –695 feet in heightApartment -662,636 Gross SFCondo -377,247 Gross SFHotel -194,523 Gross SFCoffee/Bar -2,400 Gross SFGatekeeper Requirements1.2-Star Green Builder2.Great Streets Compliance3.Substantial Compliance with Downtown Design GuidelinesAffordable Housing•24,518 SF of new affordable housing in the Rainey Street Subdistrict.•Affordable housing fee-in-lieu is $2,070,767.Revised Compliance with Downtown Urban Design GuidelinesArea Wide Guidelines AW.2Create mixed-use developmentResidential (Rental)Hotel/Residential(Condo)Area Wide Guidelines AW.4Buffer neighborhood edgesROW DedicationArea Wide Guidelines AW.11Recycle existing building stockPublic Streetscape Guidelines PS.4Reinforce pedestrianactivityPublic Streetscape Guidelines PS.6Enhance the streetscapePublic Streetscape Guidelines PS.8Install streettreesPublic Streetscape Guidelines PS.9Provide pedestrian-scaledlightingPublic Streetscape Guidelines PS.10Provideprotection from cars/promote curbside parkingDriveway crossing Plazas and Open Space Guidelines PZ.6Provide plazas in high use areasPlazas and Open Space Guidelines PZ.11Provide visual and spatialcomplexity in public spacesPlazas and Open Space Guidelines PZ.12Use plants to enliven urbanspacesBuilding Guidelines B.1Build to the streetBuilding Guidelines B.2Provide multi-tenant, pedestrian-oriented, development at the street levelBuilding Guidelines B.4Encourage the inclusion of local characterBuilding Guidelines B.7Createbuildings with human scaleDowntown Urban Design GuidelinesArea Wide Guidelines AW.1Create dense developmentArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentResidential (Rental)Hotel/Residential(Condo)Area Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsArea Wide Guidelines AW.1Create dense developmentAW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buffer neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsAW.11Recycle existing building stockPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetSiteFrontagePublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsExisting Curb CutPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsN/ASitePublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPS.9Provide pedestrian-scaledlightingPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPS.9Provide pedestrian-scaledlightingPS.10Provideprotection from cars/promote curbside parkingN/APublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPS.9Provide pedestrian-scaledlightingPS.10Provideprotection from cars/promote curbside parkingN/APS.11Screen mechanical and utility equipmentPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPS.9Provide pedestrian-scaledlightingPS.10Provideprotection from cars/promote curbside parkingN/APS.11Screen mechanical and utility equipmentPS.12Provide generousstreet-level windowsPublic Streetscape Guidelines PS.1Protect the pedestrian where the building meets the streetPS.2Minimize curb cutsPS.3Createthe potential for two-way streetsPS.4Reinforce pedestrianactivityPS.5Enhance keytransit stopsPS.6Enhance the streetscapePS.7Avoid conflictsbetween pedestrian and utility equipmentPS.8Install streettreesPS.9Provide pedestrian-scaledlightingPS.10Provideprotection from cars/promote curbside parkingN/APS.11Screen mechanical and utility equipmentPS.12Provide generousstreet-level windowsPS.13Install pedestrian-friendly materials at streetlevelPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPZ.12Use plants to enliven urbanspacesPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPZ.12Use plants to enliven urbanspacesPZ.13Provide interactive civic art and fountains inplazasPlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPZ.12Use plants to enliven urbanspacesPZ.13Provide interactive civic art and fountains inplazasPZ.14Provide food service for plaza participantsN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPZ.12Use plants to enliven urbanspacesPZ.13Provide interactive civic art and fountains inplazasPZ.14Provide food service for plaza participantsN/APZ.15Increase safety in plazas through wayfinding, lighting, and visibilityN/APlazas and Open Space Guidelines PZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open spacenetworkPZ.3Emphasize connections to parks andgreenwaysPZ.4Incorporateopen space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasPZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces N/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatialcomplexity in public spacesPZ.12Use plants to enliven urbanspacesPZ.13Provide interactive civic art and fountains inplazasPZ.14Provide food service for plaza participantsN/APZ.15Increase safety in plazas through wayfinding, lighting, and visibilityN/APZ.16Consider plaza operations and maintenanceN/ABuilding Guidelines B.1Build to the streetBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelB.3Accentuate primary entrancesBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterB.5Control on-site parkingBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterB.5Control on-site parkingB.6Create quality constructionBuilding Guidelines B.1Build to the streetB.2Provide multi-tenant, pedestrian-oriented, development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterB.5Control on-site parkingB.6Create quality constructionB.7Createbuildings with human scaleParking•Phase I -538 spaces•Phase II –705 spaces•Parking leased separately from units.