Design CommissionAug. 26, 2019

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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.