Attachment 3 - Southgate Plaza Development Criteria.pdf

South Gate Plaza Development Criteria

June 2017

Planning Department Commercial Development Department

CRITERIA AT A GLANCE

PLANNING DEPARTMENT Page 1 of 51 Topic: South Gate Plaza Development Criteria Date: June 2017

Table of Contents

Table of Contents

Criteria at a Glance

1.0 Introduction

1.1 Sustainability/LEED/Green Design

1.2 Unifying Character

2.0 Site Design

2.1 Sense of Place

2.2 Relationship to the Street

2.3 Paved Surfaces

2.4 Site Lighting

2.5 Utilities

2.6 Street and Open Space Standards

3.0 Landscaping

3.1 Design Requirements

3.2 Plants

3.3 Hardscape

3.4 Irrigation

3.5 Grading & Drainage of Landscaped Spaces

3.6 Street Furniture

4.0 Architectural Design

4.1 Contemporary Style

4.2 Color Palette

4.3 Materials

4.4 Roofs

4.5 Fencing

5.0 Signage

5.1 Building Mounted Signs

5.2 Free-Standing Signs

5.3 Temporary Signs

5.4 Signage Plan

CRITERIA AT A GLANCE

PLANNING DEPARTMENT Page 2 of 51

Date: June 2017

Criteria at a Glance

Section 1 Description Page

1.0 Introduction

Development background, purpose of criteria, and submittal/review process 3-6

1.1 Sustainability/LEED/Green Design

Environmental stewardship, alignment with Sustainability Policy & Green Building Standards, and materials & waste minimization

1.2 Unifying Character General components for branding and character 6

Section 2

2.0 Site Design Philosophy and zones 7-22

2.1 Sense of Place

Density, circulation, organization and natural and man-made character 8-10

2.2 Relationship to the Street Setbacks, views, and screening 11-14

2.3 Paved Surfaces

Parking area requirements, paving materials, pedestrian environment, driveways, grading/drainage and garage massing 14-17

2.4 Site Lighting

Standard, parking, pedestrian, landscape, building, security and street 17-19

2.5 Utilities Requirements 20

2.6 Street & Open Space Standards Street type specifications, framework and requirements 20-22

Section 3

3.0 Landscaping Philosophy and fundamentals 23

3.1 Design Requirements Natural groupings, corridors and detention areas 24-27

3.2 Plants Requirements, plant list, quantities and maintenance 27-34

3.3 Hardscape Pavers, mulch, DG and pea gravel 35

3.4 Irrigation Requirements, system design, methods and maintenance 36

3.5 Grading & Drainage of Landscaped Spaces Requirements 36-37

3.6 Street Furniture Benches, bollards, litter containers and planting pots 37-38

Section 4

4.0 Architectural Design Philosophy, consistent character and vision 39

4.1 Contemporary Style Standards, building dimensions and visual continuity 39-42

4.2 Color Palette General palette and application 42

4.3 Materials Acceptable materials and required use 42-43

4.4 Roofs Types and screening 43-44

4.5 Fencing Requirements 44

Section 5

5.0 Signage Philosophy and function 45

5.1 Building-Mounted Signage Occupant identification and address signage 45-47

5.2 Free-Standing Signage Facility, for-lease and directional signs and media towers 48-51

5.3 Temporary Signage Event-related signage (eg – banners) 51

5.4 Signage Plan Strategy for identifying sign types and placement/location 51

SECTION 1 – INTRODUCTION

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1.0 Introduction

South Gate Plaza is a development district located at the South end of the Airport (reference Figure 1-1) and has been identified as a 32-acre master planned mixed-use development with a combination of retail, restaurant, office and hotel uses. The variety of uses will serve Airport patrons, rental car customers and the surrounding community.

1.0.1 Background

The vision of South Gate Plaza is to blend traditional and modern architecture with the site design. South Gate Plaza will be designed to reflect the forward-looking design aesthetic of DFW Airport balanced with traditional materials that reflect the Texas landscape.

The criteria within this document presents the vision for the South Gate Plaza brand and describes the means of achieving this vision in building design and site-work, street and landscape appearance, and signage.

Figure 1-1: South Gate Plaza District Location Map

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1.0.2 Purpose of Criteria

To promote the Airport’s image and reputation through high-quality development; the criteria established by this document conveys the philosophy, principles and core standards to be applied to the South Gate Plaza development.

Whether development is pursued by a tenant/developer or the Airport, the elements of the criteria shall govern the planning and design of future developments and provide continuity throughout the phased development. These criteria shall:

1- Establish basic design elements to create a strong development image 2- Extend the identity of the Airport throughout this development 3- Maintain aesthetic excellence and high standards of environmental protection 4- Emphasize a sense of place and permanence for the Airport community 5- Provide clear direction for developers and project designers without dictating absolute design styles 6- Protect the interests and investments of all tenants

The requirements contained in this document shall serve as the South Gate Plaza Development Criteria as directed by the Airport’s Planning Department. The criteria in this document are intended to supplement the Airport’s Design Criteria Manual (DCM); therefore, requirements of the DCM and this document must be satisfied. Any conflicts between the two documents shall be brought to the attention of the Airport’s Planning Department for resolution.

The Airport’s Planning Department is responsible for the interpretation and enforcement of these criteria. A plan of development (POD) package shall be submitted to the Planning Department illustrating how the proposed development complies with these criteria. The POD shall contain the necessary exhibits and documentation clearly depicting the conceptual site plan, architectural design, landscaping and intended signage for the development. Once a submittal has been received, a collaborative review by the Commercial Development and Planning Departments is performed to determine compliance/acceptance of the POD. Upon acceptance, and subject to other leasing requirements, the Commercial Development Department may proceed with lease recommendations to the Airport Executives and Board. Following Airport Board approval, the Airport’s Code Compliance Department performs a code review, as they are responsible for issuing all applicable construction permits and performing construction inspections.

For the purposes of applying these criteria, it is important to understand the Airport leases its land for development in lieu of selling it. Therefore, the terms “property line” and “leaseline” may be used interchangeably in this document as they both refer to the boundary of a leased parcel.

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1.1 Sustainability/LEED/Green Design

The Airport is mindful of the financial, social and environmental implications of its actions. A Sustainability Policy has been developed to guide the efforts of the Airport’s activities in order to demonstrate commitment to economic growth, environmental stewardship and social responsibility.

Given the substantial acreage of vacant and developable land within the Airport boundary, careful consideration must be given to the utilization and allocation of land for new development. Specific requirements consistent with the Sustainability Policy and pertaining to land development have been created, which emphasize the strategies for sustainable site development, water consumption, energy efficiency, material selection, and indoor environmental quality. Moreover, all developments and structures shall comply with the applicable requirements of that document and others in design, construction and operations. The South Gate Plaza Development Criteria are consistent with these requirements and further encourages sustainable innovation in design, construction and maintenance of structures and developments.

1.1.1 Materials

To reduce the impact to the environment by the materials selected for construction, a wide variety of measures can be included in a development. These include: the use of renewable materials; the use of materials with recycled content;

and minimizing the use of materials which contain hazardous materials or deplete the ozone layer.

1.1.2 Waste Minimization

Waste produced during construction and operation can be minimized by adopting early in the design process a waste minimization strategy that sets out construction methodologies and construction waste minimization techniques.

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1.2 Unifying Character

It is anticipated the development of South Gate Plaza will be implemented in phases; therefore a unifying character for the development shall be established to ensure desired results of the comprehensive master-planned, mixed-use environment occurs from the first to final phase. The first phase of the development will be instrumental in identifying specific unifying character standards that will be utilized for subsequent phases.

There are four general components which support the creation of the South Gate Plaza’s brand and character. These four components contain a number of elements or details that form the foundation of the unifying character of South Gate Plaza. The four components which support the creation of the South Gate Plaza’s brand & character are as follows:

1. Circulation Street profiles Accent paving Lighting Denoted pedestrian areas and pathways

2. Landscape Selection, color, and quantity of planting material Patterns (landscape corridor, entries, public areas, and internal streetscape) Hardscape and public area decorative features Site furnishings and fixtures

3. Architecture Feature materials and application Special architectural features and vocabulary Accent and secondary colors Building massing, form, hierarchy, and scale

4. Signage Standards (size, design, placement) Applications Materials Branding, monuments, and graphics features

Figure 1-2: South Gate Plaza Context

SECTION 2 – SITE DESIGN

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2.0 Site Design

South Gate Plaza is to be a development that is designed to cater towards convenience, dining and the gathering of people. This section provides criteria for building placement on the site, as well as information pertaining to the design of all streets, parking lots and driveways. In order to maintain a consistent South Gate Plaza brand, the site is organized by zones as described in Section 2.0.1 and as illustrated in Figure 2-1.

Landscape design serves the two-fold purpose of balancing automobiles and pedestrian users.

Generous landscape corridors on the periphery of the site form a green edge to the property and is a key element of the South Gate brand. Coupled with parking lot planting that breaks down the scale of lots and provides shade, the corridor areas and parking lots envelop the core of the site with a rich landscape texture. Regular street trees, along with planting in tree lawns and at the base of buildings, create a landscape framework suitable for the pedestrian realm.

2.0.1 Plaza Zone

To better define and implement complementary uses envisioned for South Gate Plaza, the site has been divided into two halves (north and south) and a Plaza Zone identified as illustrated on the Plaza Zone Diagram (Figure 2-1). The north half shall have a strong pedestrian link to the Rental Car Center to encourage foot traffic.

The south half shall have a strong vehicular access for terminal traffic on International Parkway and local commuter traffic on Rental Car Drive. The Plaza Zone serves as the focal point of the development which allows for pedestrian movement, outdoor space, and seating. The extent of the Plaza Zone boundary may be adjusted due to site design considerations.

2.0.1.1 Plaza Zone Intent

The Plaza Zone is the most restrictive zone as it is the central focus of the South Gate Plaza district. The Plaza Zone is primarily made up of parks, plazas, or open spaces that buildings in the development face and define. These parks create the central organizing features of the site and are designed to accommodate automobile and pedestrian circulation in a high-quality urban environment. Outdoor dining, gathering places, and a strong landscape identity are the defining themes of the Plaza Zone. The Plaza Zone is the “heart” of South Gate Plaza. Providing both the ease of automobile circulation and a lively pedestrian environment is key to this development.

Figure 2-1: South Gate Zone Diagram

Plaza Zone

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2.1 Sense of Place

In order to establish and maintain a sense of common, high-end quality, all planning zones are developed to create an overall "sense of place". A sense of place is developed through perception and experiences of individuals from the unique or specific site features.

This is further enhanced by creating connections between people and places, movement and urban form, and the built environment.

The following features must be incorporated to constitute an acceptable site design.

2.1.1 Density/Openness

The Airport is fortunate to have adequate space to grow and develop; therefore, recognition and preservation of this space and the character of the environment are major components in creating the South Gate Plaza development image. The amount of building coverage on a site – whether a parcel or a large planned development – shall be controlled to preserve the sense of openness and space between structures. The building coverage (measured as the building drip line area) shall not exceed 40% of the total site area measured inside the leaselines. This shall also include all out-structures having a roof.

To support this open, uncluttered aesthetic, all utilities shall be installed underground unless screened per Section 2.2.3.

2.1.2 Circulation

Vehicular circulation within the site and within parcels shall be convenient, intuitive, logical and conducive to efficient operations. Furthermore, good vehicular circulation is determined by successful management of congestion at ingress and egress points. The movement of vehicles between parcels must be considered, thus multi-tenant developments shall be planned to provide for cross-access between parcels. The following describes additional criteria for vehicular circulation.

A. Two-way driveways shall be a minimum of 24 feet in width (back-of-curb to back-of-curb). One-way driveways shall be a minimum of 15 feet in width (back-of-curb to back-of-curb) and a maximum of 20 feet. Turning radii of drives shall be designed to accommodate for DFW’s fire emergency vehicles.

B. All parcels shall incorporate services areas that do not block circulation patterns internal to the site.

C. Terminal access and traffic circulation for the core Airport business shall have a priority, thus future roadway modifications must be carefully studied to prevent negative impacts.

2.1.3 General Organization of Elements

The overall site layout shall promote a logical, organized, pleasant environment that incorporates nature and is mindful of context. The layout of individual parcels shall have an inter-relationship to and compliment the larger overall development. They shall also be designed to visually compliment the adjacent property by providing streetscape landscaping to provide zone consistency.

Figure 2-2: Sense of Place Experience Example

Figure 2-3: Artwork in Plaza Zone Example

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2.1.4 Character – Natural and Man-Made

To promote a natural character, the South Gate Plaza Development shall emphasize natural features such as, Low Impact Design (LID) development elements, groves of trees, geologic outcroppings and the general flow of topography.

The site design strategy is three-fold, incorporating the site, buildings and transportation. The strategy includes:

Creation of active frontages and an animated streetscape in the Plaza Zone

Creation of destination, identity and urban environment

Creation of buildings that can accommodate a mix of uses

Flexibility and adaptability to absorb changes of use and technology

Creation of an inclusive environment that caters to convenience and long-term users

Creation of buildings and environments that enable the traveling public to achieve a positive experience at the development

Careful orientation of buildings, considering the relationship of each with the external environment and maximizing the views, use of natural daylight and ventilation

Strategically locating parking to allow for convenient access, but also limiting its impact upon open spaces

Integration with technology to achieve efficiency

South Gate Plaza shall be laid out around a framework of internal streets that will not only provide automobile access, but provide pedestrian connectivity as well. Figures 2-4 through 2-7 South Gate District Conceptual Master Plan illustrates how the different pad sites could be populated with buildings, parking, and green space.

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Figure 2-5: South Gate Aerial Rendering

Figure 2-6: South Gate Renderings

Figure 2-7: South Gate Plaza Rendering

Building massing that creates visual interest while maintaining a pedestrian-friendly streetscape.

Figure 2-4: South Gate District Conceptual Master Plan

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2.2 Relationship to the Street

The perception and identity of South Gate Plaza is largely defined from the roadway. The roadway network should be master planned and integrated into regional and local transportation plans to ensure adequate capacity and access. The character of the street will be used as a unifying element by consistently incorporating front yards, open space, controlled curb cuts, concrete paving, and standardized lighting. Divided boulevards with landscaped medians will be utilized as primary entries.

South Gate Plaza identifies the importance of the drive-up appeal and view from International Parkway, and puts great emphasis on creating the desirable streetscape. This is achieved by established paving and building setbacks, the presentation of the structures, site features, controlled view of parking areas, and continuity of landscape design. Views of natural or man-made features are encouraged to create interest and support orientation.

In order to establish and maintain a sense of common quality, all land parcels shall be developed to relate to the street frontage in a manner that implies a “sense of arrival” or front door; this is especially important in the Plaza Zone. The primary entrance or front of any building shall face the street upon which the site is located. If a site is located at the intersection of two streets, the building may face either, though the major street is preferred.

2.2.1 Setbacks

Site and building setbacks provide regulation that is meant to create visual consistency between varying parcels and buildings.

2.2.1.1 Building and Paving Setbacks in Relation to

Periphery Roads All buildings and paving within the South Gate Plaza development shall be constructed within the existing setback designations off the International Parkway service road, East 38th Street, South 24th Avenue, and South Rental Car Drive. No encroachments are allowed within these setbacks.

Building setbacks will be measured at:

70 feet from the leaseline Paving setbacks are set at 15 feet from the leaseline (Figure 2-8).

2.2.1.2 Setbacks in Relation to Internal Roads

A street-scaled approach will be pursued using a build-to line that will be, in most cases, synonymous with the setback line.

Pending approval by the Planning Department, setback lines may be selectively reduced if determined necessary.

The minimum setbacks for all hard-surface parking, fencing, and building elements are measured from the lease line of the site and are based on the classification of the adjacent roadway. Setback conditions for the development are defined in Table 2-1 and Figure 2-9.

Some developments without street frontage will be encouraged to incorporate other, non-lease line features such as shared walking paths, rest stations or other points of refuge, or other landscape focal points. The setback requirements of these non-lease line features will require separate review and approval by the Planning Department.

Figure 2-8: Site and Paving Setback Diagram

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Table 2-1: Setback Requirements

PROJECT

ELEMENT

SETBACK

FRONT

YARD

(INTL. PARKWAY

SERVICE RD., E

38TH ST., S. 24TH

AVE., S. RENTAL

CAR DR.

FRONTAGE ONLY)

INTERIOR

SOUTH GATE

ROADS

FRONT YARD SIDE YARD REAR YARD

Paving (parking area) 15 feet 15 feet 10 feet 10 feet

Building 70 feet 55 feet 30 feet 30 feet

Fence 10 feet 10 feet 10 feet 10 feet

2.2.1.3 Allowable Elements within Paving Setbacks

The setback is defined as a zone paralleling the property line which site development is restricted. The elements permitted in the Paving setbacks as defined in Section 2.2.1 include driveways, sidewalks, pedestrian plazas, underground utilities, screening walls, fencing, sub-surface structures, and retaining walls integral to landscape design or intended for site-contour engineering and signage.

The landscape buffer is an area within the setback dedicated to plantings and other landscape materials intended to improve aesthetic appeal, screen visual nuisances; or for environmental purposes such as stormwater management, noise abatement, or increasing shade effects. Refer to Section 3.0 for more information.

2.2.1.4 Front, Side, and Rear Yard Setbacks

Setbacks establish dimensional criteria for the location of hard surface parking and building construction relative to the property line. This set of criteria is a function of the roadway type on which the parcel fronts. Differing levels of activity characterize each roadway type. Table 2-1 indicates the standard setbacks in relation to the roadway classifications. Project elements that front on the intersection of two roadway types shall incorporate the setbacks of each roadway type. Such project elements will typically not have a rear yard but will have two frontage setbacks and two side yard setbacks on a typical rectangular site.

Figure 2-9: Typical Setbacks for Corner and Mid-Block Developments

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2.2.1.5 Setback Encroachment

Any building feature, defined as architectural attachment to the primary building façade, may encroach up to three

(3) feet from the building face into the setback area. These features may include:

Bay Windows Awnings Mounted Signs Balconies Canopies Eaves

2.2.2 Views

The primary entrance or front of any building shall be oriented to the main public approach and sites with multiple public views the architecture shall respond to all. If a building in the development is directly adjacent to an open space, an entry shall address that open space. Entries shall have easily identifiable destination points as viewed from parking areas and the road. A building’s primary entry point shall be recessed or sheltered; and project a sense of arrival through the architecture, landscaping or hardscape. Additionally, the building entry shall be scaled in proportion to the facade in which they are placed.

2.2.3 Screening

Any above ground utilities and tanks, trash collection areas, material storage, mechanical equipment must be screened with fencing. The fence material must be consistent with the building material (Figure 2-10). Vegetation is also required in addition to a fence screen. Evergreen vegetation must cover the fence screen 50%. If utilities are in a landscaped area not serving a building, they must be screened 100% by evergreen shrubs of berms.

Parking lots are required to have a parking buffer surrounding the perimeter of the lot. The parking buffer is to have 75% shrub and tree coverage based on a linear foot measurement of the perimeter.

No loading docks or service areas may be placed on the front of buildings or facing Primary Entrances, Secondary Entrances, Parkside Streets, or open spaces unless impractical due to site orientation (reference Section 2.6.1 – Street Type Specifications for more detail). Under these circumstances screening and/or additional landscaping will be provided to obstruct the view from the road (Figure 2-11).

Corner lot loading docks shall not face Primary Entrances, Secondary Entrances, Parkside Streets or open spaces if unable to be placed facing the adjoining property with additional screening and/or landscaping to obstruct the view from the road.

Service areas and access drives shall be located so that they do not interfere with the normal activities of building occupants or visitors on driveways, walkways, parking or at entries.

Screening walls shall be constructed of materials used in the construction of the building. These walls shall have a minimum height of six (6) feet and maximum height of 12 feet (applicable for storage that exceeds 6 feet). Screening walls shall not be placed outside the setback line.

Figure 2-10: Appropriate Trash Collection Area Screening

Figure 2-11: Appropriate Service Area Screening

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Parking areas shall be screened from adjacent property and roadways with a continuous planting hedge that is maintained at 36 inches high when fully matured. At time of planting, plant size shall produce a hedge that measures a minimum of 30 inches high.

Fencing exposed to public view shall be painted architectural metal, masonry, precast or poured-in-place concrete, and shall relate to the corresponding structure. Fencing in areas not facing the public view may be galvanized chain-link type fencing. Barbed wire, wood or plastic fencing is prohibited. Chain-link fence must be screened with landscaping on the outside. Any fencing with perforations or chain-link shall have a continuous concrete mow strip extending 12 inches on each side of fence (total width of 24 inches). Fencing must be located within the paving setback.

2.3 Paved Surfaces

The following criteria address paved surfaces in the South Gate Plaza. In general, care should be taken to minimize the impact of paved surfaces within the development. Impervious surfaces increase stormwater runoff and ambient air temperatures. When an impervious paving surface is used, it shall be concrete that has proper thickness, strength, jointing and drainage. The use of porous/pervious pavement materials is encouraged whenever possible in order to reduce stormwater runoff and to provide for cooler surfaces at the site. DFW Airport encourages the use of LID strategies when possible (Reference Section 3.5 Grading & Drainage of Landscaped Spaces).

Hardscape elements, such as pedestrian sidewalks, crosswalks, traffic intersections, and driveway entries, work cohesively to provide a pedestrian and vehicular user experience.

2.3.1 Parking

The purpose of parking area requirements is to ensure that the parking areas themselves are not the dominant feature of the development. The size of parking lots and other paved areas should be visually reduced using trees and landscape corridors. This goal shall be achieved by the subdivision of the parking and circulation requirements into smaller zones or modules of no more than 10,000 square feet.

Each module shall be separated from other modules, connecting driveways, and public right-of-ways (ROW) by landscape corridors no smaller than 10 feet in width (Figure 2-12). In the Plaza Zones, higher amounts of pedestrian traffic are anticipated, therefore a higher proportion of hardscape areas devoted to pedestrian activity and outdoor dining should be considered.

Parking lots in the South Gate Plaza are required to have a parking buffer around the perimeter of the lot (Reference Section 2.2.3 Screening). Medians and islands within the parking lot are to be at least ten (10) feet in width. Shade trees are required in all islands and medians within the parking lot. Shade trees are required to have a minimum four (4) inch caliper.

Figure 2-12: 10,000 SQFT Parking Module

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2.3.1.1 Parking Capacity Requirements

The following is a minimum level of on-site parking spaces for each type of land use. The area utilized to determine the required number of parking spaces is the total interior area as defined by the Airport’s measurement standards.

A- Office and Professional Professional and Administrative Office: One space per 300 square feet Financial, Institutional, and Technical Research: One space per 250 square feet Medical and Health Services: One space per 175 square feet Call Centers: One space per 200 square feet

B- Hospitality & Retail Hotel: One space per guest room Food & Beverage Service: Twelve spaces plus one (1) space per 50 square feet of seating area General Retail: One space per 200 square feet

Shared Parking: Shared parking is encouraged at South Gate Plaza provided that: 1) parking is shared between compatible uses (i.e. hotel and office uses); and 2) the total parking reduction does not exceed 20%.

2.3.1.2 Location & Layout for Parking Lots

The minimum parking space is nine (9) feet wide by 18 feet deep. Please consult federal and state regulations regarding the provision of parking for the handicap-permitted vehicles.

2.3.2 Materials

Paving shall be reinforced concrete, modular concrete pavers or cut natural stone. All drives and roadways shall be provided with integrally formed concrete curb and gutter. All paving shall be placed on prepared sub-grades adequately designed for the soil type and expected loads. Stamped colored concrete patterns simulating pavers or stonework is encouraged (Figure 2-13).

Asphalt paving is NOT permitted.

Entry driveways are to incorporate an eight (8)-foot wide band of stamped, colored concrete, which aligns with the leaseline and projects out, & shall be provided across all tenant driveways. Each tenant will be responsible for the construction of their driveway.

The tenant will field verify to match colors for the concrete pattern (Figure 2-14). Figure 2-14: Required 8’ Paving Band

Figure 2-13: Decorative Paving Materials and Design

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2.3.3 Pedestrian Environment

Circulation for pedestrians shall be clearly denoted with landscaped edges and protected from vehicular traffic. A continuous landscaped edge between sidewalks and vehicular drive lanes shall be used in order to provide a buffer while also creating additional areas for planting. This landscape edge shall be a minimum of 6 feet wide (Figure 2-15). In the Plaza Zone, landscaped tree wells may be utilized to create a corridor while accommodating more pedestrian traffic. Pedestrian routes, paths or walks shall be of reinforced concrete, brick or concrete pavers. Pedestrian walkways shall be lit in order to enhance the nighttime effect of the landscape scheme and to provide a sense of security and safety of the user (Figure 2-16).

Sidewalks and pedestrian paving at the main building entry(s) shall be enhanced with sandblasted concrete, exposed aggregate, pavers, stamped concrete, stone or other such materials, with a gridded joint pattern no larger than 30 inches.

Plazas or public gathering areas shall be pedestrian friendly (Figure 2-17). In the Plaza Zone, hardscape features shall be appropriately enhanced and complement the human scale.

Figure 2-15: Pedestrian Landscaped Edges & Protection from Vehicles

Figure 2-16: High-Quality Pedestrian Space Addressing the Street & Enhancing the Built Form Figure 2-17: High-Quality Tenant Sidewalk Space

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2.3.4 Driveways

Driveways are not intended to dominate the streetscape. These requirements are intended to organize and consolidate driveways in order to accommodate both pedestrian and vehicular traffic. Driveway configuration and dimensions shall adhere to DFW Airport requirements.

2.3.5 Grading and Drainage

Appropriate grading strategies will ensure proper drainage across the development and provide adequate systems to reduce impacts of rain events. The following standards shall apply:

A. The slope used on a street shall conform to DFW Airport requirements for roadway corridors.

B. A subsurface stormwater collection system must be used for drainage.

C. First flush of stormwater to be treated for water quality shall conform to DFW Airport requirements.

D. No lease parcel will be graded so that water sheet flows onto an adjacent parcel leased by others or into the roadway corridor unless approved by the Planning and Commercial Development Departments.

E. Design should take into consideration grading with the existing topography when applicable.

2.3.6 Parking Garage Massing

It is encouraged for parking garages to incorporate vegetated screens on sides of the garage. These green screens are most desirable facing high pedestrian use areas, as well as open park space. In lieu of green screens, trees lining the perimeter of parking garages can be used as a screening method as well. Garage screening should be 50% of the linear foot calculation of the perimeter.

2.4 Site Lighting

Lighting of developed sites shall include provisions required to provide reasonable illumination for access to and from buildings within the boundaries of a site. Light sources shall not be exposed, but shall be shielded at 45 degree cutoff angle.

A lighting photometric drawing shall be submitted depicting the design layout and foot candle lighting levels on the site. All lighting shall achieve a minimum average level of three (3)-foot candles.

2.4.1 Parking Areas and Driveways

It is mandatory that the exterior lighting design shall be high pressure sodium (HPS) lamps or approved LED fixtures and engineered to provide zero-foot-candle "spill over" at the property line. The light pole height is restricted to 30 feet in open paved areas. Cutover shielding for general parcel lighting will be required to reduce the effects of light pollution. Additionally, all parking lot lighting shall be cut-off lighting fixtures and on a house meter (Figure 2-18).

2.4.2 Pedestrian Lighting

In cases where pedestrian walkways cross the landscape outside of the coverage of parking lot lighting, it is recommended that short pole-mounted lighting (16 feet maximum height) or bollards (42 inches maximum height) be provided. Lamps shall be HPS.

Figure 2-18: Street Lighting Designed to Complement the Streetscape

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2.4.3 Landscape Lighting

Landscape illumination is encouraged in large setbacks and open spaces where street and pedestrian lighting is inadequate. Proper lighting is intended to provide clarity of vehicular and pedestrian movement and articulate building design without needlessly lighting adjacent sites (Figure 2-19).

Landscape light fixtures, such as bollards, wall mounted, pole lights or uplights should be simple modern designs. Light fixtures are not to be ornate and contrast the character of South Gate Plaza. The finish on lighting fixtures mounted to walls or pole mounted should be silver. Short accent lighting should be silver or dark bronze. Any similar neutral colors may be considered. Lighting for leased areas are to comply to the standards of the streetscape and park lighting standards below:

A. Lighting may include string lighting in trees or uplighting in a tree lawn/grate or planting bed. Uplighting of street trees, parking island trees, and important landscape areas at project entries is encouraged.

B. Uplighting shall be waterproof and directional.

C. Uplighting shall use fixtures that shield the light source from passing vehicles and pedestrians.

2.4.4 Exterior Building Lighting

Buildings shall be lighted in a manner that emphasizes internal glow and transparency. Entire facades should NOT be floodlit, but lighted to accent architectural features or modules. Building lighting shall be oriented so that light is not directed towards streets or adjacent properties. The light source shall be shielded from streets and adjacent properties. Building entries shall be illuminated and highlighted. Light sources shall not be visible. Exterior architectural accent lighting shall be "white" light including fluorescent, metal halide or halogen (Figure 2-20). No lighting shall be raised that negatively impacts aircraft operations.

2.4.5 Security Lighting

Where security or safety lighting is deemed necessary, it should be localized as much as possible to avoid floodlighting large areas. The design of the light source should be directed on the immediate area of security concern and wherever possible should be automatically triggered by sensors or remote control. Lamps shall be HPS.

Figure 2-19: Accent Lighting in Landscaped Areas

Figure 2-20: Exterior Building Illuminations Accent Architectural Features

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Date: June 2017

2.4.6 Lighting Controls

The design professional is urged to provide controls that automatically limit the hours of operations according to seasonal changes in the length of daylight. In addition, it is desirable that these controls provide separation between the various types of site lighting so that lighting components not needed may be shut down at different times in order to conserve energy.

2.4.7 Unacceptable Lighting Techniques

For the purpose of providing an aesthetically coordinated system, the following techniques shall NOT be utilized:

Wall pack light fixtures (mounted over 30 feet above grade) Colored flood lighting Open globe street lighting fixtures without cut-off Strobing or blinking light sources Incandescent lamps Uplighting that my impact air traffic

2.4.8 Street Lighting

Proper street lighting provides adequate illumination for both pedestrians and automobiles. Care should be taken to provide adequate lighting without negatively impacting adjacent land. Lamps shall be HPS or approved LED fixtures.

Street lights shall be located 2.5 feet from face of curb on regular intervals.

Light fixtures shall be black or silver and designed to complement the architectural vision of South Gate Plaza. Lighting should be contemporary in design, but simple enough as to not distract from the overall streetscape.

Lighting shall serve a dual purpose of illuminating both streets and sidewalks.

All lighting fixtures shall be consistent throughout the South Gate Plaza development (Figure 2-21).

A. Street lights shall be installed along all streets by the tenant internal to their lease parcel.

B. Lighting fixtures shall be placed a minimum of ten (10) feet from street trees.

Figure 2-21: Street Lighting Fixture Example

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2.5 Utilities

Utilities are to be designed to be as unobtrusive as possible while still adequately serving the site.

A. All recorded easements and ROW corridors must be observed.

B. All utilities shall be installed underground.

C. The location of off-site overhead power lines necessary to service a property must be approved by the Planning and Commercial Development Departments.

Reference the Design Criteria Manual (DCM) for specific utility criteria.

2.6 Street and Open Space Standards

The South Gate Plaza parcels are intended to create simple perimeter blocks with buildings organized prominently along important streets and open spaces within the Plaza Zone, while simultaneously allowing for automobile-focused uses and parking. The objective is to create a balanced street framework that supports a range of mixed land uses and encourages pedestrian activity internally while providing straight forward circulation options at the periphery. The key design features for all areas of the site include:

Continuity of sidewalks along each street Crosswalk demarcation at street intersections Wide sidewalks with shade trees Parallel or angled head-in parking to protect pedestrians from traffic movement Narrow street cross-sections and neck downs at crosswalk locations Utilities placed in setback areas between the roadway corridor and the building face

2.6.1 Street Type Specifications

A general outline of access and service options for the South Gate Plaza follows and focuses on the access and parking options available for each parcel within the concept plan.

The key transport objectives are to:

Ensure compliance with national and local planning and transport policies Facilitate internal movement within the development Provide high-quality access and circulation for DFW customers, automobiles and pedestrians to and within the site Minimize the traffic impacts on the surrounding road network and in particular, ensure that public transport is not delayed

The street framework established for South Gate Plaza (Figure 2-22) creates a clear hierarchy of streets that provides ease of access and circulation, divides the site into simple development parcels, and distinguishes between automobile oriented access and more developed integration between automobile and pedestrian traffic.

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Figure 2-22: Street Types Framework Diagram

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2.6.3 Street Type General Requirements

The general requirements for all street types provide consistency in design and application while providing appropriate access and circulation. The following requirements focus specifically on the pedestrian environment.

2.6.3.1 Openings and Curb Cuts

All new curb cuts providing off-site access must first be approved by the Planning and Commercial Development Departments and shall be constructed at the cost of the developer requesting the cut. In order to provide visual continuity, pavement to be cut shall match the existing pavement as closely as possible.

2.6.3.2 Sidewalks

Continuous sidewalks are required along all Plaza and circulation streets, and must be complete prior to building occupancy. American Disabilities Act (ADA) standards must be met.

Figure 2-23: Limited Curb Cuts Providing Unobstructed Pedestrian Access at Sidewalks

SECTION Û –Ö, /#6" 3)/'

Page 23 of 50 PLANNING DEPARTMENT Topic: South Gate Plaza Development Criteria Date: June 2017

3.0 Landscaping

Landscaping is used to create a sense of identity and continuity within the South Gate Plaza. In addition, landscaping shall visually unify the two halves of the development, define major entryways and circulation (both vehicular and pedestrian), and provide a buffer between the roadways and parking area. This shall be achieved through the consistent implementation of sustainable landscaping standards that govern landscape materials, forms and general design composition.

The criteria are based on four landscaping fundamentals for sustainable landscaping:

1. Use the right plants: Select hardy plants that are compatible with North Texas soils, temperatures and rainfall.

2. Install plants to minimize maintenance: Use natural groupings and reduce turf areas.

3. Supplement plantings with appropriate hardscape: Use mulch and pervious ground materials.

4. Incorporate smart irrigation: Support water conservation.

The Airport encourages the use of landscape concepts designed to emulate the North Texas blackland prairies using plants associated with the native regional environment. This type of landscaping integrates water-wise design to reduce water demand from sources other than natural rainfall.

Water Conservation and reduced operation and maintenance (O&M) costs are achieved by:

Incorporating drought resistant plants and using mulch and ground covering

Incorporating practical turf areas that are a manageable and of usable size and include water saving grasses adapted to the regional environment

Implementing efficient drip-irrigation systems

Landscaping is an important aspect of the vision for South Gate Plaza. Landscape elements should include simple, clean lines coupled with rich textures, natural color palettes and high-quality materials. The combination of natural elements and planting patterns in South Gate Plaza (Figure 3-1) coupled with more rigid design aspects in the streetscape and open spaces in the Plaza Zone (Figure 3-2) will create a varied experience suitable for automobile and pedestrian traffic.

Figure 3-2: Landscape Design Appropriate for Plaza Zone

Figure 3-1: Landscape Corridors & Natural Grouping and Planting Appropriate for the South Gate Plaza

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3.1 Design Requirements

Landscaping features and character have been developed for every zone area. Overall, the landscape design for a parcel within a development zone shall provide a smooth continuous transition into adjacent landscaping. Groupings of plant materials in natural arrangements with rolling landscaped berms, gravel areas, rocks and stone are encouraged in South Gate development. The natural shape of vegetation and groupings is required in lieu of manicured forms. Plantings coupled with hardscape areas suitable for pedestrian traffic are encouraged in the Plaza Zone. Water detention areas and other water features should incorporate active water and “hard” (non-vegetated) edges. These features should be designed so they are inaccessible to birds and do not create habitats. The overall landscape design and its elements shall carefully consider wildlife management, so as to not create undesirable attractants which may be a significant hazard to airfield operations.

As part of the landscape design, techniques should be considered and include the following:

Identify the conditions that will influence water use, such as exposure to the elements (sun and wind) and drainage associated with the topography

Group plants with similar watering requirements together – plants that require more water are grouped together so that only limited portions of the landscape need extra water

Incorporate hardscape in appropriate locations in lieu of vegetation

The landscape design of South Gate Plaza should align with the goals of the individual zones. South Gate Plaza should focus upon a softer palette of landscape materials, utilizing natural groupings, landscape berms and other design elements that relate to auto-focused development.

Important to South Gate Plaza is reducing the size and scale of parking lots through the use of trees, shrubs and seasonal flowers.

The Plaza Zone should be designed to create a balance between automobile and pedestrian uses. A focus on creating an active street front that utilizes an order landscape is appropriate. Additionally, the Plaza Zone’s central feature will be a series of squares or civic greens. These open spaces will make up the heart of the South Gate Plaza development and should be designed to accommodate a variety of activities (Figure 3-3).

3.1.1 Natural Groupings

To produce a natural character, the landscape design shall emphasize natural features such as swales, groves of mature trees, significant geologic outcroppings and the general natural flow of topography. New trees and shrubbery shall typically be installed in groupings in lieu of straight rows with uniform spacing. In turf areas, plantings shall preserve a minimum spacing of 36 inches from obstacles (light poles, benches, signs, etc.) to allow for the circulation of a mower.

Figure 3-3: Squares & Civic Greens Directly Relating to Buildings & Adjacent Uses

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3.1.2 Planting Beds

Trees, shrubs, native grasses and rocks shall be grouped within large planting beds in an effort to facilitate maintenance. Planting beds shall be mulched and separated from turf areas with commercial grade steel edging. Mulches are applied to the soil surface to reduce evaporation, moderate soil temperature and to help control weed growth and soil erosion. Dress all plant areas with wood mulch, gravel or other appropriate ground cover. Use local rocks and gravel when possible (Figure 3-4).

3.1.3 Turf

Reduce areas of traditional mowed turf and incorporate native grasses that require less mowing and watering (see plant list). Turf areas must accommodate mowers. Ensure that all turf areas are at least 36 inches wide to allow for push mower access. Do not use turf in areas that are impractical or difficult to maintain, such as narrow strips or steep slopes. Locate the mowed turf areas along the back of the curb. Obstructions within a mowed turf area shall be contained within a concrete mow strip, gravel area or planting area to facilitate maintenance. Use sod in lieu of seed which can attract birds and is subject to erosion.

Figure 3-4: Appropriate South Gate Plaza Natural Grouping of Materials

Figure 3-5: Example 400’ Template

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3.1.4 Landscaping Corridor

The landscaping corridor is the area outside the leaseline up to the back of curb for the Airport roadway. It shall: 1) Provide a visual buffer between South Gate Plaza and International Parkway and 2) Provide continuity with adjacent airport property.

The leaseholder shall provide and maintain landscaping and other improvements located within the landscaping corridor. The Airport has developed a typical planting template for this area (Figure 3-5). Landscaping in this area may be enhanced but shall satisfy the following minimums: 1) a minimum of 20 trees for every 400 linear feet, 2) of these 20 trees, four (4) shall be Crape Myrtle trees (watermelon red), six (6) shall be Mesquite trees, four (4) shall be Red Oak trees, three (3) Wax Myrtle and three (3) Red Bud trees. Coordinate appropriate applications with the Planning Department.

Landscaping should be consistent in design and density on all sides of the property. Landscape design shall provide smooth transition and continuation of existing landscaping in the setbacks and from existing adjacent parcels.

Where driveways intersect public roadways or roadway intersections occur, a visibility triangle complying with American Association of State Highway and Transportation Officials (AASHTO) shall be provided whereby landscaping, retaining walls and signage shall not infringe upon the ability of vehicle operators to see approaching vehicles from either roadway or driveway.

In order to promote a sense of variety and acknowledge the different seasons, certain plants will be required along the streetscape and in the front yards to provide seasonal color:

Winter: Nandina and…