HomeMy WebLinkAboutCU2020-26District -Specific Design Standards
1. Architectural Accommodations of Grade Change Complies:
Does the plan retain grade to support the building plate including terraces, pati- Yes No In Spirit
os, decks and any accessory buildings adjoined to the primary structure?
X
Comments:
N/A to Grapevine Mills North District
2. Pedestrian Connection Beyond The Project And District Complies:
Does the plan provide pedestrian connections from units within the project to Yes No In Spirit
existing trails, sidewalks or other public and private walkways.
Does the plan provide pedestrian connections to places within the development
that abut pedestrian walkways that the City's approved plans identify for the
future?
Comments:
Proposed plan provides ample connections from units to existing sidewalks and pedestrian paths
around existing neighboring retail pads. Articulation of centralized courtyard encourages pedestrian
connection through project.
See Exhibit 1
3. Preserve and/or Restore The Natural Characteristic Of The District
Does the plan include landscape development that continues the natural charac-
teristics of the projects surroundings?
Comments:
N/A to Grapevine Mills North District
Complies:
Yes No In Spirit
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4. Perpetuate Residentially Derived Styling And Forms
Does the plan use the following architectural components?
Pitched roof (gable or hip)
Organized roof massing where a dominant roof has subordinate roofs
that extend form it.
12 inch roof overhang
Roofed porches and balconies
No more than 45 horizontal feet of continuous wall without a horizon-
tal offset of at least 4 feet
Dormers that break the cornice
Windows that align both horizontally and vertically
Openings in architectural forms defined by a roof are located symmet-
rically within the form
Three stories maximum. These three stories may be over a parking
podium.
Openings are treated with a jamb and/or head surround
The Void -to -Solid relationship for window -in -wall elements is less than
50%
Comments:
Complies:
Yes No In Spirit
Ix
Due to Proximity to Grapevine Mills Mall, and similar commercial projects south of Stars & Stripes
Lane, the proposed project derives styles and forms from Commercial Precedents (req. #8).
Proposed design features that comply with the requirements of this district include: roofed porches
and balconies, windows that align both horizontally and vertically, and a solid -void relationship for
windows -in -wall of less than 50%.
See Exhibit 2
2
5. Provide Buffer Adjacent To Residentially Adverse Conditions
Does the plan provide a buffer between residential land use and adjacent envi-
ronmental conditions (e.g. loud sound) that would negatively impact the livabili-
ty of the residential land?
Comments:
N/A to Grapevine Mills North District
6. Provide A Land Use And Scale Transition Between Multifamily/Vertical
Mixed -Use Development And Abutting Single Family Development.
If the plan abuts an area of single-family residential land use, does it provide a
residential transition"? A residential transition must include two components:
Height Transition: For any element with a height above 35ft, this ele-
ment can't exceed one foot above 35ft in height for every lft of setback
beyond 15ft. For example, you may have 36ft at 16ft setback, 37ft at 17ft
and so on.
Scale Transition: Any element located within 20ft of a property line
abutting a single-family land use must not have an elevation face area
more than 1200 sq. ft.
Comments:
Multifamily use does not abut any single family uses.
See Exhibit 1
Complies:
Yes No In Spirit
C F 7
Complies:
Yes , No In Spirit
i1
3
7. Provide Development That Maximizes Uses Appropriate To The Value Of The Complies:
Setting And/Or Characteristic Of The Context. Yes No In Spirit
If the surrounding street -level use is NOT predominately residential, does the
plan provide —or is the structure such that it could be leased to provide —first -
floor or street -level land uses that are consistent with the context?
If the plan has a distinct locational opportunity (such as being close to logistic,
movement or transit hubs), does it provide —or is the structure such that is could
be leased to provide —first -floor or street -level land uses that are consistent with
this context?
If the answer to either question is YES, does the plan provide —or could be rent-
ed to provide —these land uses for at least 70% of the street -fronting first -floor
space?
Comments:
N/A to Grapevine Mills North District.
8. Perpetuate Commercially Derived Styling And Forms Complies:
Does the plan employ architectural styles and forms that include the following Yes No In Spirit
elements: F 1
A predominately flat roof concealed by a raised parapet of at least 12in
in height
All openings are vertically and horizontally aligned
Balconies are projected
Steel construction is exposed
The first floor plate is at least 15ft high at the street level
Void -to -solid relationships are 50% or greater void
Comments:
Project utilizes flat roofs and strict vertical and horizontal alignments of window openings. Exposed
steel balconies project at building corners; within the building balconies are recessed to provide
relief within the horizontal plane (see req. #4). Floor to floor height at increased at Level 1 but
below 15' requirement, due to a lack of retail use at the ground floor.
Solid -to -void requirement met at leasing area; remainder of building meets solid -to -void
requirements of residentially -inspired district. See Exhibit 2.
9. Preserve And Extend Thematic Streetscapes Complies:
Does the plan continue the established streetscape of its surrounding District? Yes No In Spirit
This includes: D F
Matching light fixtures and spacing of light fixtures
Matching tree species, scale, placement and spacing
Matching paving material and paving pattern
Continuation of defined inset areas for on -street parking
Comments:
N/A to Grapevine Mills North District
10. Maintain Compatibility With District Thematic Sign Features. Does the plan Complies:
provide signage that is compatible with signage in the surrounding District? This Yes No In Spirit
includes:
Maintaining the relationship of signage to street -fronting building
planes
Marinating the general appearance of the District's signage
Maintaining sign illumination consistent with the District and its
nightscape
Use of sign types consistent with the District and the context. This in-
cludes commercial tenant signs, premise signs and project signs.
Comments:
Signage will comply with district thematic sign features.
11. Provide Responsive Interface To Open Space And Open Space Amenities.
Does the plan address open space in ways that extend the open space into the
project? This includes:
Elimination of parking aprons in the foreground between the structure
and the open space
Extension of landscape species and patterns characteristic of the open
space into the project
Orientation of buildings to that building placement breaks free from
the normal orthogonal relation to street and bears relationship to features
of the larger landscape
Extension of trails into the project
Use of fence design that does not visually disrupt the continuous
ground plane
Comments:
Complies:
Yes No In Spirit
The proposed building siting provides a large open space between the two buildings in the center
of the site. This open space is uninterrupted by parking aprons, providing a hardscaped plaza for
visitor parking, extends the proposed landscaping through the proposed open space, and extends
pedestrian pathways through the project and creates opportunities for more pathways on adjacent,
undeveloped land.
See Exhibit 1
12. Resort/Lodge/Prairie Styling And Forms. Does the plan use architectural
styles derived from resort/lodge/prairie architectural precedents? These include
Flat pitched gable or hipped rooves with long and un-interrupted ridges
and cornices
Large roof overhangs with structural bracing such as brackets, angled
braces, canted braced and exposed rafters
Tapered columns that are full masonry or have masonry bases
Use of flat roofs to accent pitched roofs
Variable plate heights
Vertical and Horizontal alignment of openings
Openings in architectural forms defined by a roof are located symmet-
rically within the form
Use of decks and terraces
Architecturally enclosed balconies
Projected window jambs and/or headers
Structural details derived from timber construction detailing
Use of siding and masonry
Upper story insets within, or projections over, a lower story base
Comments:
N/A to Grapevine Mills North District
Complies:
Yes No In Spirit
13. Curvilinear Organization Of The Development Plan Complies:
Does the plan have a curvilinear organization? This includes: Yes No In Spirit
Gracefully meandering streets and drives with bends in the street and '1 F7 7
drive alignment that is responsive to grade
o Merging street intersections where operations permit
Organically -shaped parking areas
Building orientations that are not tied to uniform street frontage
Drifted groupings of trees in lieu of straight rows with uniform spacing
Comments:
The proposed buildings do align with one boundary, Stars & Stripes Way, and maintain
non -orthogonal boundaries to the remaining site boundaries. The proposed drives meander
around perimeter of building, providing access to pockets of head -in parking spaces placed along
slight curves in the drive to meet a lease agreement requirement with a neighboring property. Drifts
of trees line the perimeter of the site.
See Exhibit 1
14. Conceal Visibility Of Service And Parking Functions
Does the plan place service and parking functions so that such functions are
NOT in the foreground yard space between any arterial or primary street and
the buildings that are facing that street?
Comments:
N/A to Grapevine Mills North District
Complies:
Yes No In Spirit
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15. Perpetuate Historic/Indigenous Derived Architectural Styling And Forms.
Does the plan employ architectural styles and forms derived from the historic or
indigenous character of the District? Such aspects include:
Commercially -scaled first floor with a 15ft plate
For building of three floors or greater, a tripartite architecture
Decorative and embellished front parapet
Street canopy
Portrait orientation of openings and subversion of openings
Continuous vertical corners often expressed as pilasters
Occasional use of roof forms as accent elements on the front elevation
Void -to -Solid ratio with greater void at the street level and greater solid
at other levels
Treatment of openings with jamb and/or header surrounds
Use of belt courses to establish horizontal reference for placement of
openings
Use of decorative brick bands and details
Comments:
N/A to Grapevine Mills North District
Complies:
Yes No In Spirit
7 1
9
16. Use Of Thematic Exterior Material, If Such Material Is Characteristic Of Dis- Complies:
trict And Complies With The General Material Standards. Yes No In Spirit
If there is a surrounding District context, does the plan continue with the use of F
the dominant and characteristic material of the surrounding District?
If so, is the use of that material in compliance with the General Material Stan-
dards of the Building Manual?
Dominant use of material means material that comprises at least 70% of the
building exterior excluding openings.
Comments:
N/A to Grapevine Mills North District
17. Orthogonal/Block Orientation Of The Development Plan. Does the plan have Complies:
a block/orthogonal organization? This includes: Yes No In Spirit
Straight streets with right angle intersections 1 E X
Continuous street wall defined by alignment of buildings
Uniform spacing of street trees and street fixtures
Continue the urban blocks which are adjacent to the project
Have decorative cross walks or other intersection enhancements
Comments:
N/A to Grapevine Mills North District
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18. Pedestrian/Residential Activity Connection Between The Public Street And Complies:
Living Units Fronting The Street. Yes No In Spirit
Does the plan present the public street with an external expression of the resi-
dential activity? This means that the street level of the residential development
is not commercially used or made capable for commercial use. This includes
porches, stoops, terraces, patios, fenced front yards and steps up from an ap-
proach grade.
Comments:
N/A to Grapevine Mills North District
19. Maintain Height And Scale Compatibility With The Height And Scale Char- Complies:
acteristic Of District. Yes No In Spirit
When height and scale are important attributes of the surrounding District's
identity, is the plan compatible with this height and scale? Such compatibility can
be achieved through one or both of the following:
Upper -story setbacks that create a building mass at the street consistent
with context
Horizontal offsets at the street level which reduce the lower floor pre-
sentation of mass when the characteristic block size is exceeded. This
creates the image of a block that is further subdivided through built rec-
ognition of individual properties as described in the "Bay Modulation'
section of the Building Manual.
Comments:
N/A to Grapevine Mills North District
m
20. Use Of Bay Modulation Patterns That Are Compatible With Bay Modulation Complies:
Of The District. Yes No In Spirit
Does the plan create a street frontage that continues the bay modulation of the ' 7 F7
block? Bay modulation refers to the architectural expression of individual build-
ings within the block face.
This is important to emulate the traditional block face of a downtown where
buildings are normally built lot -line to lot -line in direct juxtaposition. In such
downtowns, there is a complex street wall referred to as the "Bay" and the rhyth-
mic and varied offset and appearance of that bay is referred to as "Bay Modula-
tion."
Comments:
N/A to Grapevine Mills North District
W
21. Provide An Urbanized Streetscape. Does the plan provide an urbanized
streetscape along the primary street frontage that is consistent with the char-
acteristic urban street fabric within the District? Key features of an urbanized
streetscape include:
The architectural plane fronting the primary street must create a con-
tinuous street wall along the primary street frontage. Buildings must
establish a "built -to" zone which extends from the primary street front
property line and extends into the property a distance of 3ft and at least
75% of the primary street frontage much lie within this zone. NOTE:
the location and depth of this zone may be modified upon City approval
when the modification results in lateral expansion of a sidewalk space
for a sidewalk restaurant or sidewalk retail or in the creation of an arcade
along the street.
Street trees used in the streetscape should continue the use of an exist-
ing tree species when the larger urban setting contains a thematic tree.
If the surrounding urban setting does not have a thematic tree, the plan
must choose from a list of approved plants.
Street lights must continue the uniform spacing and placement charac-
teristic of the surrounding primary street. When a larger urban setting
contains a thematic light or light standard, the plan must use that light
standard. When no thematic light exists, the plan must choose a light or
light standard appropriate for urban streetscape use.
Decorative paving should continue the characteristic paving material
and pattern of the urban context when that context includes a thematic
sidewalk treatment. When no thematic treatment exists, the project must
use a sidewalk paving material and pattern appropriate for urban streets -
cape use.
Comments:
N/A to Grapevine Mills North District
Complies:
Yes No In Spirit
F X
13
22. Provide A "Borrowed Landscape" For The Primary Street Frontage
Does the plan provide a "borrowed landscape" along the primary street frontage
that preserved the general character of the District? This includes:
Elimination of parking aprons or walls between the building and street
unless the landscape space abutting the street is greater than 20ft
Creation of an expanded parkway that is varied in dimension with the
minimum parkway expansion being 15ft from the street right of way and
with variations in width occurring at least every 200ft. Creation of pads
for horizontal mixed use qualifies as varied Borrowed Landscape space
Use of a pedestrian trail in lieu of a pedestrian sidewalk. Sidewalks
within the borrowed landscape space must be meandering pedestrian
ways at least 8ft wide.
Comments:
N/A to Grapevine Mills North District
Complies:
Yes No In Spirit
F7 El X.
14
23. Promote Horizontal Mixed Use Complies:
Yes No In Spirit
Does the project create opportunities for stand-alone retail/restaurant pads with- iX
in the street frontage of the primary street? In no case should the provision of a
retail pad consume more than 50% of the multifamily frontage.
Where the multifamily frontage is 300ft or less, a retail pad leave -out is not
required. This retail pad requirement may be waived upon City Approval but a
requirement for variable street definition (#24) still applies
Comments:
Retail pads along Grapevine Mills Pkwy to remain with the proposed building sited mid -block. The
inclusion of a multifamily use here creates the desired horizontal mixed -use block.
See Exhibit 1
24. Provide Variable Street Definition Within The Block Face Along Primary Complies:
Streets Yes No In Spirit
Does the plan create a variable street definition through the variable setback of 11
multifamily structures fronting the primary street? No more than 50% of the
project frontage may adhere to a uniform setback dimension. Horizontal offsets
in the development plan set back line must be no less than 10 ft.
Comments:
N/A to Grapevine Mills North District
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District Specific Stan- 360/Airport Grapevine Grapevine Gaylord/SH Central Tran-
dards (A = Applicable) District Mille South Mills North 26 District sit District
District District
1 Architectural accommo- A A
dation of grade change
2 Pedestrian connection A A A A A
beyond project and
district
3 Preserve/restore charac- A A
teristic natural mosaic
4 Residentially derived A A*
styling and forms/
pitched roof
5 Buffer adjacent environ- A
mental encroachments
6 Land use/scale transition A A
from MF/SF
7 Maximize value capture A A
opportunities
8 Commercially derived A A** A
styling and forms
9 Preserve/perpetuate A
thematic streetscape
10 Compatible with district, A A A
thematic signage features
11 Responsive interface A A A
with open space and
amenities
12 Resort/lodge derived A A
styling and forms
13 Curvilinear organization A A A A
of development plan
14 Conceal visibility of ser- A A A
vice/parking functions
from arterials/primary
roads
15 Historic/indigenous A
derived styling/forms
16 Use of thematic exterior A
material if characteristic
of district and complies
with standards
A* = When closer to topography and golf course
A** = When closer to Regional Roadways and other commercial areas
16
17 Orthogonal, block orga- A
nization of development
plan
18 Pedestrian/residential A
activity connection
between street and living
unit fronting street
19 Height and scale com- A
patibility with height and
scale characteristic of
district
20 Bay modulation pattern A
compatibility with the-
matic bay modulation of
district
21 Urbanized streetscape A
22 Provide "Borrowed" A
landscape for street en-
hancement
23 Promote horizontal A A A
mixed -use
24 Variable street definition A
to create a more complex
street scape
A* = When closer to topography and golf course
A** = When closer to Regional Roadways and other commercial areas
M
General Standards for Multifamily Development
Part A: Site and Design
a. Contextual Relationships
1. Community Structure: Each plan for a project larger than 100 units must Complies:
provide: Yes No In Spirit
i. Benches: at least one every 700ft or one per block, whichever is less 11 E
ii. Bike Racks: a capacity for 4 bikes at each residential building and 14 at
the central pedestrian facility
iii. Trash Disposal Units: one trash receptacle at each bench
iv. Pedestrian Lighting: one light standard at least every 100ft
Comments:
Buildings organized around central pedestrian plaza. Building elements i-iv are included in plan.
See Exhibit 5.
2. Cognitive Structure: Development site plans should avoid a "maze -like" Complies:
arrangement of streets and drives and should provide a clear demarcation of Yes No In Spirit
sub -areas arranged with reference to an internal destination.
Comments:
Buildings organized in distinct north -south blocks bisected by a sequence of public open spaces
along a pedestrian pathway "spine". See Exhibit 3.
3. Edge Definition: Planting of the edge must provide visual concealment of Complies:
at least 70% of the perimeter fence using evergreen plants. Moreover, at least Yes No In Spirit
70% of these plants must have foliage from ground to top capable of providing
a screen. Edge screening must be planted in natural drifts that appear as native
plant clusters.
Comments:
Project will not be surrounded by fencing.
4. Traffic Calming: Any multifamily plan must illustrate traffic calming mea- Complies:
sures using traffic tables, intersections, traffic circles, chokers, roadway neck Yes No In Spirit
downs at intersections, center island narrowing or rumble strips. Speed bumps
are prohibited.
Comments:
Traffic tables included at pedestrian crossings at internal drives.
See Exhibit 1
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b. Connections Beyond the Project
1. Relationship With And Connections To The City Fabric: The site plan for
any multifamily development must portray the extent to which the following
elements of the City Fabric are continued or otherwise responded to:
i. Curb Cuts and Driveways: Development plans much seek to continue
flow between projects by coordinating points of ingress and egress so
that efficient maneuvers to and from serving public streets are possible.
Coordination of routing traffic volumes anticipated by individual project
TIAs is a required consideration of a development plan being considered
by the City.
ii. Thoroughfares And Roadways: A development plan that lays within
the path of a thoroughfare as planned or committed to by adjacent devel-
opment or of a thoroughfare that has been adjusted by the Council must
make provision for the extension of the right of way of such thoroughfare
when traffic projected densities necessitate extension.
iii. Trails: A proposed multifamily development plan must consider
appropriate trail routing through the proposed development so that a
cohesive trail network can evolve over time.
iv. Open Space: The proposed development plan must consider exten-
sion of the open space or expansion of the open space, or consider how
development portrayed by the development plan can relate to and define
the open space.
v. Contextual Characteristics: Any multifamily development plan must
illustrate how various aspects of the context will also be manifest in
the development design. Key aspects of the context include streetscape
themes, continuity of water or water bodies, extension of indigenous plan
drifts, continuity of road sections, treatment of parking, protection of
and continuity with adjacent land uses, continuation of tree canopies and
canopy species, continuity of natural features, extension of surface water
management strategies, and continuity of edge treatments.
Comments:
Complies:
Yes No In Spirit
17
i.) Existing curb cuts aligned with neighboring property to remain along Stars & Stripes Way,
second curb cut placed in near alignment with adjacent curb cuts; no adjacent curb along either
southern, eastern, or western property bounds. (ii.) Project does not connect with any existing
thoroughfare plans. (iii & iv) Pedestrian paths ring the project; a significant open space/pedestrian
path cuts through the center of the project block providing opportunities for adjacent properties to
connect to mid -block passage. (v) The planning established in this plan provides a framework of
connections to which the surrounding area can connect to, furthering coherent pedestrian and
vehicular passage around Grapevine Mills Mall. See Exhibit 5 p
19
c. Lot Occupancy
1. In a development plan that's required to be curvilinear as outlined by the Dis- Complies:
trict Specific Standards, such a plan must establish a building relationship to the Yes No In Spirit
street such that: X 7 F
i. At least 60% of the interior street and drive -fronting buildings within
the development plan design and 75% of buildings facing public streets
serving the project must be sited so that the front building plane (the
plane facing the street) is not parallel to the street right of way.
ii. A minimum of 30% of the yard space along interior streets and drives,
and 50% of the yard space fronting public streets serving the project,
must be covered by a landscape approach defined by organic plant mass-
ing and natural drifts.
Comments:
Mid -block development fronts portion of northern boundary and ESE boundary of site. Due to
building's position behind existing retail pads, and non -orthogonal site boundary, internal drives
and surface parking bend to meet site constraints. Forecourts are inserted along streetscapes
allowing (ii) for the insertion of organic drifts of planting to populate street edges.
See Exhibits 1, 4.
2. Building Relation to the Street and Orthogonal Plan Layouts: Plan designs Complies:
that are required to be orthogonal, as outlined by the District Specific Standards, Yes No In Spirit
must establish a building relationship to the street such that:
i. The development plan must establish a "build -to" line for the interior
streets and drives of the project that will vary from the required 3ft build -
to line along the plan's exterior public streets as specified in the District
Specific Standards. This build -to line must be at least 9ft form the street
or drive back of curb.
ii. The presence of repetitive stoops, terraces or porches which project
into the yard space created by the build -to line cannot be closer than
5ft to the street or drive back of curb and must project at least 4ft from
the primary building mass. These projections must be architecturally
contained such that they are part of the overall facade composition. The
offset space created between the projected stoop, porch or terrace and the
primary building mass must be a landscape space, leaving a 5ft minimum
pedestrian space at the street edge.
Comments:
N/A — Grapevine Mills North District requires non -orthogonal plan.
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d. Parking: Placement and Configuration
1. Parking Facility Type: Complies:
Yes No In Spirit
i. Structured Parking: Parking within the Transit Center Character Zone
must be structured when the project exceeds 20 units per acre. Projects
exceeding 40 units per acre in any other Character Zone must provide
structured parking.
ii. Surface Parking Areas: Projects with a unit density between 28 and 39
units per acre that provide aggregated surface parking must comply with
the following:
1. Aggregated parking areas with more than 70 parking spaces (not
including street or drive head -in parking) must be located in a place
that is not visible to the primary street serving the project or located
so that the parking area may be screened. Parking garages located
such that they front a public street must have architectural eleva-
tions that complement the design style of the multifamily structures.
Complement" in this context means that they must share similar
horizontal offsets, organization of openings, and use of materials.
2. Aggregated parking areas in non -orthogonal development plan
designs must also have a curvilinear configuration.
3. Aggregated parking areas must be landscaped
Comments:
Required parking for multifamily development provided in two above -grade structured garages. The
lone garage edge not wrapped by the buildings, is clad with a facade compatible with the
multifamily buildings.
Parallel parking spaces along the firelane are broken up by tree islands.
Head -in parking provided to comply with a lease agreement with a neighboring property is
non -orthogonal, landscaped, and placed adjacent to the neighboring property and it's access
routes.
See Exhibit 4.
2. Head -in parking along streets: Before the parking demand for aggregated Complies:
parking areas is determined, head -in street and drive parking must be provided Yes No In Spirit
to the extent permitted by the streetscape design.,
Comments:
Additional on -site parking provided for adjacent retail uses follows a landscaped, curved path.
See Exhibit 4.
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e. Site Open Space Requirement
1.Open space as a percent of total development area: At least 20% of the site
area identified in any multifamily plan must be set aside as open space. Site areas
that qualify as open space set asides include:
i. Areas protecting existing natural features and/or plant communities
ii. Areas used for the surface management of storm water that are not
structures
iii. Any retained water
iv. Project amenity areas that are visually accessible from streets and/or
drives
v. Playgrounds
vi. Pedestrian trails
vii. Borrowed street landscape areas
viii. Pedestrian accessible areas between structures open to access by the
project population
Comments:
Ref. Landscape and Zoning plans.
See Exhibits 6,7.
Complies:
Yes No In Spirit
7 7
2. Form giving influence: Open space provided within any development plan Complies:
must serve as a frontage for at least 25% of the structures within the project, Yes No In Spirit
where buildings can define the edge of open space, except for the Transit Center
17X [I ElDistrictwherestreetfrontageisprioritized.
Comments:
The central pedestrian spine and smaller, exterior courtyards both define the form of the multifamily
buildings and also serve well in excess of 25% of the building edges.
See Exhibit 5.
22
f. Preservation of Natural Drainage
1. Natural Drainageways: Any development plan for multifamily development Complies:
in Grapevine must illustrate the extent to which natural drainage within the lot, Yes No In Spirit
parcel or tract exists and is preserved through design initiatives that preserve, Frestoreorreplicatenaturaldrainagepatterns. Any disruption of natural drainage
patterns must be approved by the City of Grapevine.
Comments:
With the exception of one previously planned building, the site is currently fully developed with
associated paving, drainage systems and flow patterns. The design of the existing storm system
accounts for the previously planned, yet -to -be constructed building.The site drainage systems
currently discharge at three outfall points.
The proposed redevelopment of the site honors the approved, current drainage area sizes and flow
patterns so that there is no increase in flows at any of the three existing discharge points.
23
g. Storm Weather Management Facilities
1. Storm weather management structures: Any development plan for mul-
tifamily development in the City of Grapevine, where structured storm water
management solutions are requires must adhere to the following:
i. Minimize structured means of water management: Plans must min-
imize the use of cross drainage structures, armored channels, concrete
flow ways, and other structured solutions to storm water management,
unless such structures are for the purpose of creating a pedestrian or
urban activity at a water edge.
ii. Maintain natural shapes and form in the creation of detention/re-
tention facilities and created drainageways (a.k.a. flow management
facilities): Water collection points and/or pools created by nature have
shapes that are clearly organic. Therefore, plans should avoid straight
lines, hard angles, and regular geometric shapes in the creation of flow
management facilities.
iii. Landscape with natural elements: Where storm water management
design creates conditions that support indigenous plants, measures must
be taken to landscape such facilities in ways that allow such plants.
iv. Respect natural sub -systems: Proper design of flow management fa-
cilities should, where appropriate, include diverse ecological settings such
as deep water (limnetic zones) in combination with shallow water (lit-
toral zones), wetlands, ephemeral flows, and greater states of hydration
which can support plant communities associated with these zones.
Comments:
Complies:
Yes No In Spirit
This is a redevelopment of an existing commercial project with no storm water management
structures. There will be no increase in storm water discharge rates upon development of the
multi -family project. No storm water management structures are proposed with this multi -family
project.
h. Grading
1 Grading for multifamily development in the City of Grapevine must adhere to Complies:
the following: Yes No In Spirit
i. Avoid steep grades: Grades equal to or greater than 20% are consid-
ered steep and shall not be graded to create building lots. However, indi-
vidual buildings which make grade transition within the building, porch
or terrace expansions are permitted and therefore the limited disturbance
of grade needed to accomplish this is permitted also.
ii. Conform to standards for tree protection: Any tree over three inches
in caliper remaining on a lot, parcel or tract (that is, trees not approved
for removal) and exposed to the building activity or within 30ft of the
building activity (hereinafter regulated trees) shall be protected as fol-
lows:
a. Tree fencing: Regulated tree trunks shall be protected within a
visible "tree fence" at least 36 inches tall and protecting the tree and
ground around the tree to a minimum distance from the trunk equal
to the distance of the tree drip line or 10 feet, whichever is less.
b. Tree marking: All regulated trees shall be marked with a green
surveyor tape which indicates "Protected Tree" status.
c. Ground compaction avoidance: Measures shall be taken to min-
imize ground compaction within the dripline of a Regulated Tree.
Grading within the ground protected by a tree fence is prohibited.
d. Maintenance of normal hydration: Measures shall be taken to
maintain normal hydration of a Regulated Tree.
Comments:
There will be no area at any building where the grade exceeds 20%.
Part B: Building Design Standards
a.Street Interface
1. Semi-public space adjacent to streets:
i. Canopies and store fronts are limited to urban setting such as primary
street frontage in the Transit Center Character Zone.
ii. In any single building block, there must be at least one expression of a
first -floor, semi-public space within the street -facing elevation. If a cano-
py of storefront is used to meet this standard, it must occupy at least 50%
of the length of the elevation.
2. Residential Design Standards: If building frontage defines the edge of an open
space, each building block must have at least one first -floor pedestrian space that
is part of the architectural design.
i. Store fronts must be set within a minimum first -floor plate height of
15ft. and must be comprised of vertical and horizontal subdivisions with-
in which any area of un-supported glass is no smaller than 16 square feet.
Vertical and horizontal subdivisions shall be at least two inches wide.
Comments:
Complies:
Yes No In Spirit
17
Each building locates semi-public leasing offices along at the western end of the site, each facing
the internal pedestrian way.
See Exhibit 8.
2. Residential Design Standards: If building frontage defines the edge of an open Complies:
space, each building block must have at least one first -floor pedestrian space that Yes No In Spirit
is part of the architectural design. X, 17 F
i. Store fronts must be set within a minimum first -floor plate height of
15ft. and must be comprised of vertical and horizontal subdivisions with-
in which any area of un-supported glass is no smaller than 16 square feet.
Vertical and horizontal subdivisions shall be at least two inches wide.
Comments:
Faces of the building which define one of the public open spaces are augmented with stoops
extending from a fronting unit's balcony stack. Additionally, leasing offices and various
resident -amenity spaces are located along building faces which define open spaces.
See Exhibit 8.
26
b. Elevation Composition
1. The exterior design of any multifamily structure must comprise an overall Complies:
pattern. This pattern includes: Yes No In Spirit
i. Regulating lines that organize its elements FX7 7
ii. Proportioning
iii. Hierarchy of dominant and subordinate elements
Comments:
Building proportion organized around solid void relationships - primarily between solid wall and
balcony recess, with a second level of articulation established between the solid wall cut by a
single window, and a solid wall but by a window and contrasting brick infill.
Massing hierarchy established through variation in height and material at building level 4, and
through planar levels between recessed balconies and dominant building face.
See Exhibits 2,9.
CONTINUED ON THE NEXT PAGE
27
b. Elevation Composition (continued)
2. Openings and features of any building must have a common justification. Complies:
Yes No
i. When a pitched roof design is used, all windows —except dormer win-
dows —must be below the cornice detail. -
ii. When a flat roof design is used, all windows must be at least 2ft below
the parapet.
iii. When both a pitched roof and flat roof design are used in the same
elevation, the window heads must align horizontally.
iv. Windows may abut the cornice detail if the window header modulates
the banding or detailing of the cornice.
v. Openings within an elevation must have a common reference line that
engages the sill or head.
vi. Windows within an elevation must have a common vertical reference
line from the first to the top floor.
vii. Windows must align with the features that define the architectural
form. For example, windows in a gable cannot be arbitrarily distributed
within the face of the gable unless specifically approved by the City.
viii. Excepting first floor store front or vertical mixed -use structure, all
openings must be square or portrait in orientation.
ix. Windows, doors and other openings must be articulated within a pro-
jected surround or header unless otherwise approved by the City.
Comments:
Windows comply with above requirements,
See Exhibits 2,9.
CONTINUED ON THE NEXT PAGE
28
In Spirit
17
b. Elevation Composition (continued)
3. All elevations of a structure must receive equal treatment of style on all el- Complies:
evations of a structure so as to avoid the common pitfall whereby only the Yes No In Spirit
street -facing facade is adequately styled and structured.
x__ F7 E
Comments:
All building elevations have received similar treatment in material and detail.
4. Forms created within the elevation, such as towers, bays and plate changes, Complies:
must be derived from functions within the plan. Design approaches which seek Yes No In Spirit
to decorate a "space plan" derived independent of the elevation design are pro-
hibited.
Comments:
Elevations and floor plans have been designed in tandem. Changes in bay depth and
corresponding material changes correspond with changes in program in the plan.
29
b. Street wall complexity and exterior offsets
1. Building offsets: Complies:
Yes No
i. Residential building blocks may not have more than 50 linear feet of
Xwallwithoutawalloffset.
ii. Horizontal wall offsets must be at least 4ft. This may include balconies
if contained within the confines of the offset. Any balconies projected
from the face must have an architectural enclosure.
iii. Architectural forms such as enclosed porches, stair towers, projected
bays or stacked balconies maybe projected from the building block or
recessed within it and must be accompanied by a roof in the roof massing
that corresponds to the architectural form.
Comments:
The proposed building complies with the requirements listed above.
See Exhibit 8.
In Spirit
11
011
d. Void to Solid Ratio
1. For the first floor of a vertical mixed -use plan wherein the first floor has a Complies:
commercial use, the void -to -solid ratio must be greater than or equal to 1.5:1 Yes No In Spirit
the amount of void being greater than the amount of solid). The solid portions
of the first floor facade must extend vertically to the floors above and parapet —J
detail.
Comments:
The proposed building has no mixed -use element integrated into the first floor. Storefront is
included at the Leasing areas on both buildings; these areas meet the above requirement.
See Exhibit 2.
2. For floors above the first floor in a vertical mixed -use plan (or for all floors in Complies:
a residential plan), the void -to -solid ratio must be less than or equal to 0.5:1 (the Yes No In Spirit
amount of void being less than the amount of solid).
Comments:
The proposed building has no mixed -use element integrated into the first floor. The multifamily use
maintains a solid to void ratio of - 0.33:1
See Exhibit 2.
31
e. Architectural Enclosures
1. All projected stair towers, elevator shafts, and cantilevered building projec- Complies:
tions (other than balconies) must be architecturally enclosed. This means that Yes No In Spirit
they must be enclosed in an architectural skin and must be expressed as a roof
form. X;
Comments:
All vertical circulation are enclosed in the same manner as the rest of the building.
32
f. Roof form: Rooves and the roof lines they create are essential design elements for higher -value
structures. Visible roof design must:
1. Be legible. There must be a clear organization of a dominant roof mass from Complies:
which subordinate roof masses extend. Yes No In Spirit
Comments:
Roofs are structured along the same formal hierarchy within the building elevations.
See Exhibits 2, 9.
2. Be balanced. A single roof pitch must be used within the total composition.
Different roof pitches are permitted for tower forms which are not engaged with
the general roof form. Permitted roof forms include gables, hips, barrels if used a
secondary forms, sheds if used as secondary forms, and flat.
Comments:
No pitched roofs are used in the proposed buildings.
Complies:
Yes No In Spirit
F
33
g. Style Integrity
1. The use of architectural detailing associated with a style must use the charac- Complies:
teristic detailing of that style. Yes No In Spirit
Comments:
The proposed building employs a style common to contemporary commercial architecture. In this
formulation, the building diagram articulates brick masses cut by stucco recesses; each material
employing semi -traditional detailing, but with restraint typical of early modern architecture.
See Exhibit 2.
2. The use of systems or materials that replicate the work of a trade or artisan are Complies:
prohibited. Construction details which are traditionally derived from the work Yes No In Spirit
of an artisan (such as a metal smith, carpenter or stonemason) must use a mate-
rial in which the characteristic craftsperson can work.
7
Comments:
No systems or materials are proposed that would require the work of an artisan (other than
masons), or that would require an artisan to work with a material not standard to their craft.
34
h. Chimneys
1. In pitched roof styles and other traditional styles, the chimney must be ter- Complies:
minated with a chimney cap that conceals the metal spark arrestor and visually Yes No In Spirit
reads as a traditional tile flue system, unless otherwise approved by the City. F
Comments:
The proposed buildings do not have any chimneys.
2. In pitched roof styles and other traditional styles, the chimney shaft must be Complies:
enclosed with unit masonry, stone or 3-coat stucco with a minimum dimension Yes No In Spirit
of 4.5ft x 3ft, unless otherwise approved by the City. 71 E F
Comments:
I —
The proposed buildings do not have any chimneys.
3. In pitched roof styles and other traditional styles, the rise of the chimney shaft Complies:
must be detailed so that the chimney has complexity in plan as well as elevation. Yes No In Spirit
Comments:
The proposed buildings do not have any chimneys.
35
Part C: Building Construction Standards
a.Materials and Application of Materials
1. Primary Material. At least 70% of the exterior fagade of a 4-story structure or Complies:
80% of the exterior facade of a 3-story structure or 100% of the exterior fagade of Yes No
a structure less than 3 stories must be one of the following:
i. Brick. Clay brick, modular size, hard -fired and meeting severe weath-
er standards. Embossed or molded brick is generally prohibited unless
specifically approved by the City. All brick shall be laid so as to avoid
stacked joints and all building corners —both inside and outside —must
be executed in a toothed masonry fashion. Weeping or slumped joints
are prohibited.
ii. Stone. Stone must be laid in a typical load -bearing pattern. Character-
istics of such pattern include:
1. Tight mortar joints with no more than 30% of joints larger than 3/ 8
inches.
2. Coursed patterns such as Ashlar, Coursed Chopped Stone and
Coursed Rubbed Stone. Mosaic and un-coursed rubble stone -work
are prohibited unless specifically approved by the City.
3. Cultured stone or other faux stone products are prohibited.
4. All stone must be laid so as to avoid stacked joints and all cor-
ners —both inside and outside —must be executed in a toothed ma-
sonry fashion.
iii. Other Stone. Cut stone/smoothed-face stone or Cut stone/smoothed-
face stone that is mechanically attached with a stone veneer system may
be used provided that the system uses a true stone.
Comments:
The proposed project complies - 70% of the 4-story building to be brick.
See Exhibit 2.
CONTINUED ON THE NEXT PAGE
7 El
In Spirit
F7
W.
a.Materials and Application of Materials (continued)
2. Secondary Material. No more than 30% of the building facade may be a sec- Complies:
ondary material. This includes: Yes No In Spirit
i. Stucco. 3-coat stucco on lath over a structural frame with expansion JA
joints concealed by filling the joint with expandable filler that is troweled
flat with the stucco, is the same color as the stucco and that matches the
stucco surface texture is permitted. Dryvit/EFS type systems are prohibit-
ed. Stucco is not permitted in the Central Transit District.
ii. Metal. Architectural metal wall systems are permitted.
iii. Siding. Wood or Cementacious siding is permitted in those Character
Zones where pitched roof styles are permitted.
Comments:
The proposed project complies - 30% of the 4-story building to be stucco.
3. Roof Material. Acceptable materials include: Complies:
Yes No In Spirit
i. Flat Roof. Flat rooves may be either a built-up bituminous roof or a
membrane roof provided that it is installed in accordance with the man-
ufacturer's specifications and issued a 30-year warranty. All flat rooves
must be hidden from ground level view, behind a 12-inch parapet.
ii. Pitched Roof. These may be either a standing -seam metal roof with
standing folded and soldered seams, a commercial metal roof if approved
by the City, slate, clay tile, or 40-year high profile composition single. All
composition shingle rooves must have closed valleys. Concrete single
products with a relief greater than 1/2 inch are prohibited.
iii. Parapet Cap. These must be either clay brick, cut stone, cast stone,
tile, or terra cotta. Pressed metal maybe used if is it specifically created to
decoratively cap a parapet and if specifically approved by the City.
Comments:
All proposed roofs are flat and in compliance with (i).
A cast -stone parapet cap terminates all masonry walls in compliance with (iii).
See Exhibit 9.
CONTINUED ON THE NEXT PAGE
37
a.Materials and Application of Materials (continued)
4. Material Change. Material changes in any elevation may occur only under the Complies:
following conditions: Yes No
i. Change occurs at an inside corner.
ii. Change that occurs at an outside corner must wrap the corner and
change at a location at least 12 inches from that corner and be designed
as the termination of an architectural detail.
iii. Change that occurs wherein the different material is contained within
a distinct architectural form that projects from the primary architectural
mass.
iv. Change that reflects an offset between a lower and an upper floor
where the offset is at least 6 inches. Material changes within the same
architectural plane are prohibited.
Comments:
In Spirit
F1
All material changes occur at inside corners, outside corners such that the masonry facade wraps
the outside corner a minimum of 12 inches, or at a stack of projecting balconies so as to frame the
balcony stack.
See Exhibit 9.
CONTINUED ON THE NEXT PAGE
38
a.Materials and Application of Materials (continued)
5. Relief. The City seeks to promote relief and dimension in architectural surfac- Complies:
es, details, and motifs with the following requirements: Yes No In Spirit
i. The following materials are prohibited: Fiberglass, Styrofoam or stuc-
co -over- styrofoam, plastic, aluminum. Stucco applied to look like pro-
jected stone, Stucco applied to look like cast stone, Stucco applied to
look like terra cotta, cementacious boards used in any application which
makes a corner, cementacious boards used in any application which
makes a mitre or decorative shape, Masonite or Masonite products, com-
position wood products used as an exterior material, trimcraft used as a
soffit board, or other smooth finished soffit board.
ii. Relief in the treatment of cornices, overhangs, gable projections, bay
windows, dormers, water tables, belt coursers, sills, surrounds, timber
components and other expressions must be executed in ways that pro-
duce depth, shadow and texture.
iii. In coursed rubble stonework, stones must be laid into the wall as the
stone would lay on the ground. No more than 20% of the stones in any
elevation may be "flipped" sideways.
iv. The minimum projection in any built-up profiles and decorative
assembly must be 3/ inch per element of the assembly. A cornice detail
comprised of three stepped bricks must have a total projection of 2 and 1/4
inches.
Comments:
No prohibited materials are proposed. Brick cornices will comply with minimum dimensions stated
and are designed to cast shadows upon building elements below.
See Exhibit 9.
CONTINUED ON THE NEXT PAGE
39
a.Materials and Application of Materials (continued)
6. Carpentered Exterior Trim. Complies:
Yes No In Spirit
i. All carpentered exterior trim must be high -quality finished grade wood
stock. !
ii. If a trim installation is to be joined along any continuous run of mate-
rial, the required joint must be a "spline joint"
iii. All outside corners must be mitered and blocked with sufficient clo-
sure that the joint is not visible from the street.
iv. Corners must be closed by a carpentered joint. Trim clips are prohib-
ited.
v. Facia and gable rake must be stepped at the drip mold unless hidden by
a gutter.
vi. Carpentered trim that forms the veneer pocket must have a complex-
ity achieved in trim mold, built-up step molding, or other traditional
detail such as a dentil mold.
Comments:
No carpentered exterior trim appears on the project.
40
b. Wall Construction
1. Wall Section. All wood -framed exterior walls must be constructed as follows: Complies:
Yes No
i. When shim- or flange -mounted windows are used in masonry ve-
neered walls, framing may be conventional 2x4 framing. Ix
ii. When shim -mounted windows are used in stucco veneer walls or oth-
er permitted material that does not require a masonry ledge or that does
not project more than 3.5 inches from the sheathing, exterior walls must
be framed with 2x6 members in order to achieve a 3.5-inch minimum
offset within the opening.
iii. When flange -mounted windows are used in stucco veneer walls or
other permitted material that does not require a masonry ledge or that
does not project more than 3.5 inches from the sheathing, a double 2x4
framing assembly is required that allows the flange to be mounted on
the inner 2x4 section with the second 2x4 section providing the required
offset from the window sash or door at the opening.
Comments:
Walls to be framed with 2x6 studs, all windows will comply with 3.5" min. offset.
See Exhibit 9.
2. Parapets. Where there is a flat roof, a parapet must extend at least 12 inches Complies:
above the roof surface and conceal the roof material from ground -level view. Yes No
I.
Comments:
The proposed project complies, parapet heights are called out in wall sections.
See Exhibit 9.
CONTINUED ON THE NEXT PAGE
M
In Spirit
In Spirit
7
41
b. Wall Construction (continued)
3. Cornice Detail. All wall terminations at the roof must have a cornice detail
comprised of at least 2 projected elements. Parapets must have a cap detail com-
prised of at least 2 projected elements.
Comments:
Wall terminations will have at least 2 projected elements.
See Exhibit 9.
4. Window Surrounds, Belt Courses and Base Courses.
Complies:
Yes No In Spirit
17 17
Complies:
Yes No
i. All openings in the exterior skin must have an architecturally appro- F_ F
priate header and sill with an optional jamb. The required header and sill I^
must project at least 3/4 inches beyond the wall veneer. Window headers
or sills may be either stone, cast stone, terra cotta, heavy timber (where
appropriate for the style), or wood (where appropriate for the style).
ii. Other architectural details like belt courses and base courses must be
executed in the above materials and have a minimum projection of 3/4
inch per element of detail.
In Spirit
7
Comments:
Architecturally appropriate surrounds will be used. In brick walls, windows receive an inset head
course and outset sill course for accent and water proofing. In stucco walls, windows are detailed
as to provide a clean, border -less window; the "donut" look is not desired.
Window head, sill, and jamb details are designed as to re -enforce the vertical and horizontal
alignment of the facade.
See Exhibits 2, 9.
42
c. Roof screening and appurtenances
1. Roof Projections. No plumbing stacks, venting stacks, skylights, or attic Complies:
ventilators may penetrate the roof surfaces facing the street/drive. If there are Yes No
multiple street/drive facing exposures, no roof projection may penetrate the roof
slope that slopes to the "fronting" street or drive. All such penetrations must be I—.
mounted straight and perpendicular to the ground (except for skylights and attic
ventilators) and painted to blend with the roof color. Turbine vents are prohibit-
ed. All vent stacks must have lead jacks.
Comments:
All proposed roofs are flat, surrounded by a raised parapet.
See Exhibit 9.
2. Roof Mechanical. Roof mechanical must be screened behind a parapet wall or Complies:
platform that is recessed into a pitched roof so that the incline of the roof slope Yes No
creates a parapet wall. X 7
Comments:
Mechanical systems to be screened on roof.
3. Gutters, Downspouts, Scuppers and Collection Boxes. These must be copper
or an enduring prefinished metal with a minimum 20-gauge thickness. Gutters
must be a minimum of 6 inches, half -round profile and attached with gutter
straps. Downspouts must be a minimum of 4 inches and round. Elbows and
bends must be a minimum of 4 inches, plain and round. Fascia mounted gutter
systems are prohibited unless custom designed and integral to the architecture.
In Spirit
17
Complies:
Yes No In Spirit
17
Comments:
No downspouts to be located on exterior of building; building to be internally drained.
43
d. Windows and Glazing
1. Glazing and Glazing Systems. Reflective glass is prohibited. Tinted glass and Complies:
dark adhesive films where the transmission coefficient exceeds 27% is prohibited. Yes No In Spirit
Stained glass is allowed provided that the glass is crafted in accordance with sol-
dered camping or "H" camping. No acrylic or pourable techniques are allowed.
Glazing systems may be used in certain accent areas of specifically approved by
the City.
Comments:
Clear, Low-E insulated glass proposed throughout. No tinted glass, adhesive films, stained glass,
or acrylic glazing systems are proposed.
44
Part D: Landscaping, Fencing and Screening
a. Site Landscaping
1 Leaf Mass Between Buildings. All multifamily development must provide Complies:
trees between buildings. At least 60% of the planted area must be comprised of Yes No
over -story (canopy).
Comments:
See Exhibits 5, 10.
2. Layered Landscaping at Building Entries. Landscaping must be provided at
building entries and must be "layered" The building entry landscaping area must
be comprised of at least 3 layers: one upper layer of medium evergreen shrub
approximately 30-36 inches high and 2 layers of shorter shrubs or one shrub and
an ornamental grass. These must be planted in beds having a minimum width
of 72 inches. Upper layer shrubs must be 5-gallon container plants planted 30
inches on center with triangular spacing. Lower layer shrubs may be 3-gallon
container plants planted 24 inches on center with triangular spacing.
Comments:
In Spirit
F
Complies:
Yes No In Spirit
Our planting design mimics our hardscape layout with our layered planting groups extending
perpendicular from the building entrance to create different experience in the space. The "layered"
planting becomes a rhythm as you move through the corridor.
See Exhibit 5.
CONTINUED ON THE NEXT PAGE
45
a. Site Landscaping (continued)
3. All landscape beds must be associated with walkways, roadways, amenity Complies:
feature, buildings or screens. Floating, ornamental or non -associated landscape Yes No
beds are prohibited.
Comments:
All landscape beds are associated with walkways and amenity features. No floating or
non -associated beds are present.
See Exhibits 3, 4, 5.
4. Plant Sizing. Shrubs that serve a screening function must be sized at the time
of planting such that they can serve as an effective screen within 2 years of the
planting date. 3-gallon plants must be planted 30 inches on center with triangu-
lar spacing and 2-gallon plants must be planted 24 inches on center with trian-
gular spacing. Smaller container and bedding plants must be planted at least 12
inches on center with triangular spacing..
Comments:
All specified planing shall comply.
Complies:
Yes No
In Spirit
17
In Spirit
11
46
b. Fences and Screening Walls
1. Fence Materials. Visible perimeter fences that are compliant with the General Complies:
Standards may be made of unit masonry, wrought iron with unit masonry corner Yes No In Spirit
columns, or masonry. If masonry, corner column and masonry interim column
spacing is not to exceed 15ft and must have a masonry knee wall supporting
wood or wrought iron infill.
Comments:
N/A - no perimeter fences or screening walls are proposed.
2. Gate Materials. Gates in fences constructed in accordance with DbI above Complies:
may be made from wrought iron with a wrought iron frame (complying with Yes No In Spirit
General Standards) or wood with frame members measuring a minimum of 1
and lh inches thick by 3 and 1/2 inches wide and planks measuring at least 1 and
2 inches thick. Gates must be comprised of the same material as the fence.
Comments:
N/A - gates are not proposed.
CONTINUED ON THE NEXT PAGE
47
b. Fences and Screening Walls (continued)
3. Corner Expression of Support Structure. All property corners of a property Complies:
line fence much be supported by a masonry column that is at least 10 square Yes No In Spirit
inches. F
Comments:
N/A - no perimeter fences or screening walls are proposed.
4. Thin wall construction, cast or embossed concrete walls, picket materials not Complies:
in compliance with the General Standards, iron fences with mechanical connec- Yes No In Spirit
tion assemblies, pre -fabricated decorative elements designed to slip over stock or
tubular steel shapes, and plastic or vinyl fence component systems are prohibit-
ed.
Comments:
N/A - no perimeter fences or screening walls are proposed.
48
c. Street Visible Wrought Iron
1.Frames and other structural support members may not be less than 1 and 3/
inches in either width measurement or 1 and 3/4 inches in diameter if round.
Comments:
N/A - no perimeter fences or screening walls are proposed.
Complies:
Yes No In Spirit
17 F
2. Pickets that are 5ft in length or height or less must have a minimum width of Complies:
3/4 inches in either width dimension or diameter. When pickets are longer or tall- Yes No In Spirit
er than 5ft, the minimum with dimension is increased to 1 inch in the dimension
that faces the street or 1 inch in diameter. LA- 11 F
Comments:
N/A - no perimeter fences or screening walls are proposed.
3. Panels must be made of metal plate material with a minimum thickness of
3/16 inches.
Comments:
N/A - no perimeter fences or screening walls are proposed.
CONTINUED ON THE NEXT PAGE
49
Complies:
Yes No In Spirit
c. Street Visible Wrought Iron (continued)
4. The wall thickness of any tubular steel must not be less than 3/32 inches.
Comments:
N/A - no perimeter fences or screening walls are proposed.
Complies:
Yes No In Spirit
17 7 7
S. Decorative elements such as finials and rings must be made of solid stock Complies:
material and welded to the pickets or to the frame made from the pickets if the Yes No In Spirit
pickets are solid stock material. Attachments to the pickets or frame and all other
components of the wrought iron construction must be welded. Mechanical con-
x`
nections are prohibited.
Comments:
N/A - no perimeter fences or screening walls are proposed.
rn
STARS AND STRIPES WAY AFFIDAVIT SUPPLEMENT
GRAPEVINE, TEXAS
gff
BAYW EST
DEVELOPMENT
APRIL 27, 2021
10-mit
GRAPEVINE MILLS BLVD
e ,t;
WA
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at;
U_ S; •
STARS AND STRIPES WAY
4 R
AREA- 0F CL
REQUEST f cl
E
LL E
a_ A
Q ai
0 EXHIBIT
1 DISTRICT
SPECIFIC STANDARD 2 - PEDESTRIAN
CONNECTION BEYOND THE PROJECT AND DISTRICT FIRE
LANE PEDESTRIAN
CONNECTION
EXTENDS
ACROSS
FIRE LANE
AS RAISED TRAFFIC
TABLE FLANKED
BY BOLLARDS,
TYP. J
STORY
WOOD FRAME MULTIFAMILY
i2
UNITS_@ 980 SF AVG AMENITY
GATEWAY"
TRELLIS ` LEASING
ARRIVAL LEASING PLAZA
ow
FIRE
LANE rr
36
SURFACE PARKING SPACES
FOR'RETAIL TENANTS
PEDESTRIAN
CONNECTIO
TO
FUTURE qw
GRAPEVINE
MILLS PARKWAY DISTRICT
SPECIFIC STANDARD 23 - PROMOTE
HORIZONTAL MIXED USE 40
SURFACE 11PARKING'
SPACES Baywest
Stars and Stripes Multifamily gff
BAYWEST
DEVELOPMENT
STRICT HORIZONTAL AND VERTICAL ALIGNMENT OF WINDOWS, DOORS.
FLAT ROOF BEHIND PARAPETS
EXPOSED STEEL BALCONIES
TALLER GROUND FLOOR
INCREASED GLAZING AT PUBLIC AREAS
BUILDING INSETS CORRESPOND TO UNIT PROGRAM: PUBLIC SPACES ARE AT THE
BUILDING FORE, PRIVATE SPACES ARE RECESSED.
VOID TO SOLID RATIO OF 0.33 : 1
70% OF BUILDING FACADE IS BRICK
UAW
EXHIBIT
A
1
DISTRICT SPECIFIC STANDARD 8 - GENERAL STANDARDS - PART B: BUILDING DESIGN STANDARDS -
COMMERCIALLY DERIVED STYLING AND FORMS B. ELEVATION COMPOSITION
1 PUBLIC PEDESTRIAN CORRIDOR
2 . SHADE STRUCTURE W/ SEATING
3 CORRIDOR PLAZA
4° 4 FITNESS LAWN
51 ACTIVITY LAWN
LEASING PLAZA W/ TABLE SEATING
7 SHELTERED WALKWAY CONNECTION
DROP OFF / SEATING
9' VEHICLE COURT
10° LEASING OFFICE ENTRY
EXHIBIT 3
DISTRICT SPECIFIC STANDARD 11 -
RESPONSIVE INTERFACE WITH OPEN SPACE AMENITIES
Baywest Stars and Stripes Multifamily
BAYWEST
DEVELOPMENT
A) BUILDINGS DO NOT
HUG THE PROPERTY LINE,
INSTEAD THEY ERODE
STRATEGICALLY TO
CREATE DEFINED, USABLE
OUTDOOR SPACE.
B PROPOSED DRIVE
MEANDERS THROUGH THE
SITE, BETWEEN EXISTING
AND PROPOSED BUILDINGS.
C PROVIDED HEAD -
IN ON -STREET PARKING
FACILITATES AN EXISTING
LEASE AGREEMENT
WITH THE NEIGHBORING
PROPERTY.
D , ALL REQUIRED
MULTIFAMILY PARKING
IS PROVIDED FOR IN THE
SCREENED STRUCTURED
PARKING.
EXHIBIT
DISTRICT SPECIFIC STANDARD 13 -
CURVILINEAR ORGANIZATION OF DEVELOPMENT PLAN
Baywest Stars and Stripes Multifamily
i 49ff
BAYWEST
DEVELOPMENT
BUILDINGS ARE ORGANIZED AROUND
A CENTRAL SPINE, PROVIDING PEDESTRIAN
ACCESS TO NEIGHBORING DEVELOPMENTS
FORM —GIVING OPEN SPACE SERVES
25% OF BUILDING EDGE
B` LANDSCAPE DRAWINGS
SHOW COMPLIANCE WITH AMENITY
REQUIREMENTS, BENCHES, BIKE RACKS,
ETC.
E CURB CUTS ARE ALIGNED WHERE
PROPERTY BOUNDARIES PERMIT.
t
IoXC f C
I 1
u '
BA
M
FT
CROSSWALK CONNECTION BEYOND
PROJECT COMPLIES TO DISTRICT
SPECIFIC STANDARDS
PROPERTY LI BE ITYP)
25BUILDING SETBACK PLANTER
WALL III
FITNESS
WALL FITNESS
GATE 11 II
FITNESS
LAWN o N_
0
FT
t
SPAS l7
r
COMPLIANCE
WITH SECTION
22 DAB1 I
EXHIBIT
5 GENERAL
STANDARDS — PART A: SITE AND DESIGN 0PONMUNmm
e
NassmsFs PUN
WITH T
VICI
NITY MAP LEGEND
O
LARGE CANOPY TREE CEDAR
ELM H 50'-60' W 40'-50' BURR
OAK H 50'-60' W 40'-50' LIVE
OAK CHOAK
H 40'-
80' W 60-100' H 40'-
60' W 50'-60' MEDIUM CANOPY
TREE CANOPY TTEXASRED
OAK H 30'-35' W 20'-30' WESTERN SOAPBERRY
H 30. W 25'-35' OAK H
20'-35' W 15-20' 35. BLACEYIGTOBIGTOOTH
MAPLEH 40'-50' W 25'-35' ORNAMENTAL TREE
O CHITALPAH20'-35' W 20'-35' CRAPE MYRTLE
H 15'-25' W 6'-15' TEXAS REDBUD
H 15'-20' W 15'-20' CONCRETE PAVING
OBRUSHED CONCRETE
PAVING DECOMPOSED GRANITE
MIXED PLANTING
MEDIUM EVERGREEN
GROUNDCOVER LAWN
DOG
WASTE
STATION PROPERTY LINE
BUILDING SETBACK
PLANTING DESCRIPTION::
A. MIXED
PLANTING AREA - EXCAVATE AS NEEDED TO PROVIDE 12"
OF PLANTING MIX AND 3" OF HARDWOOD MULCH;
PLANT (10) #5 CONTAINER SHRUBS; (10) #
3 CONTAINER SHRUBS PER 100 SQ.FE PROVIDE AUTOMATIC
IRRIGATION SYSTEM. B. MEDIUM
EVERGREEN PLANTING AREA - EXCAVATE AS NEEDED
TO PROVIDE 12" OF PLANTING MIX AND 3" OF
HARDWOOD MULCH; PLANT (6) #7 CONTAINER SHRUBS
PER 100 SQ.FT.. PROVIDE AUTOMATIC IRRIGATION
SYSTEM. C. SEASONAL
COLOR PLANTING AREA - EXCAVATE AS NEEDED TO
PROVIDE 8" OF PLANTING MIX AND 3" OF HARDWOOD
MULCH; PLANT (100) 4" POT SEASONAL COLOR
PLANTS PER 100 SQ.FT. PROVIDE AUTOMATIC IRRIGATION
SYSTEM. C. GROUNDCOVER
PLANTING AREA - EXCAVATE AS NEEDED TO
PROVIDE 8" OF PLANTING MIX AND 3" OF HARDWOOD
MULCH; PLANT (45) #1 CONTAINER GROUNDCOVER PLANTS
PER 100 SO.Fr. PROVIDE AUTOMATIC IRRIGATION
SYSTEM. D. LAWN
AREA PROVIDE MIN. 6" TOPSOIL COMPOST MIX WITH
BERMUDA TIE 419 SOLID AUTOMATIC IRRIGATION
SYSTEM. PIAN NDRTH
0 10
40 Feet CASE NAME:
STARS AND STRIPES WAY CASE NUMBER:
GU2P_ ADDRESS: 320D
GRAPENNE MILLS PARKWAY MAYOR SECRETARY
wTE: ALANNWGAND?
D
SCOMMIBSiDN DATE: SHEET
u0
vnaTUEra
oEvdauwr.
N:R.7cL'S Baywest Stars
and Stripes Multifamily i l:.
49ff
BAYWEST DEVELOPMENT
OPEN SPACE
NON -VEHICULAR)
FIRE LANE
RECREATIONAL OPEN SPACE O VEHICULAR CIRCULATION
SEC.22-RMF PROPOSED SEC.22-RMF PROPOSED SEC.22-RMF PROPOSED SEC.22-RMF PROPOSED
HEIGHT 35' MAX. 55' MAX. TOTAL IMPERVIOUS AREA 75% MAX.) 75% MAX.) NUMBER OF DWELLING UNITS: 474 NUMBER OF BEDROOMS 761
NUMBER OF STORIES 2 MAX. 4 TOTAL OPEN SPACE 20% MIN.) 160,523 SF. (34.9%) EFFICIENCIES 600 - 749 SF 15% MAX.) 32 (7%) PARKING SPACES 2 / UNIT) 803 (1.6 / UNIT)
TOTAL BUILDING COVERAGE 50% MAX.) 204,180 SF. (44.5%) RECREATIONAL OPEN SPACE PER UNIT 250 SF. MIN 264 SF. 1-BEDROOM 755 - 899 SF 241 BUILDING SEPARATIONS
TOTAL LOT AREA 2 AC. MIN. 10.53 AC. (458,713 SF.) TOTAL PAVED AREA 2-BEDROOM 900 - 999 SF 178 BUILDING 1 3
FLOOR AREA RATIO 1.78 : 1 NUMBER OF DWELLING UNITS/AC. 20 MAX. 54.1 3-BEDROOM 1,000 SF + 23 BUILDING 2 4
cn
0m
S 00° 49"
o n
Wc O
0— —
z
TYP
S 00° 31
tom
ONNECTION T(
PUBLIC R.O.W.
I
Q MULTIFAMILY BUILDING)
00 - L UILUIIVV 0CY IIVIN
50'MIN.
a o POOL
X
COURTYARD X}
M
N
06
cn
LL z Q
Q
I•/
V/
0
J
D C' oOQ^p
F_
N
r__, _. .. may: S 01 ° 46' 31" W - 556.94'
EXISTING 24' WIDE FIRE LANE
Q
CONNED
II/ EASEMENT WIDENED TO 26 L _ m PRIVA'
SIDE Yi
O
N
W
m
N
w
Z
GRAPEVINE MILLS PARKWAY
EXHIBIT 6
GENERAL STANDARDS - PART A: SITE AND DESIGN
E. OPEN SPACE REQUIREMENT
62 PARKING SPACES ARE DEED RESTRICTED TO NEIGHBORING
PROPERTY
N 010 46'57" E - 191.87' v
CONNECTION TO
PUBLIC R.O.W.
CONNECTION TO
PRIVATE DRIVE
ZING
I
5
I .
DE YARD SETBACK
oRioI
w °r°
w
LL
fV
Go
z
NECTIO O
N 84° 39' 50" W - 37.62'
LiPUBLIC R.O.W.
Baywest Stars and Stripes Multifamily
It 49ff
BAYWEST
DEVELOPMENT
v
9
U)
w
a.
it
r
0
z
Q
U)
a
v)
1 VEHICLE COURT 4 OPEN LAWN 7 FITNESS LAWN 10 STREET SCAPE
2 DRIVE COURT DROPOFF 5 LEASING PLAZA 8 SPINE FIRE LANE
3 TRELLIS WALKWAY CONNECTION 6 PUBLIC PLAZA 9 CROSSWALK
EXHIBIT 7
GENERAL STANDARDS - PART A: SITE AND DESIGN
E. OPEN SPACE REQUIREMENT
Baywest Stars and Stripes Multifamily
k, 49ff
BAYWEST
DEVELOPMENT
AAj LEASING OFFFICE AND AMENITY
SPACES LOCATED ADJACENT TO PUBLIC
I
OPEN SPACE.
t,B) GROUND FLOOR UNITS HAVE
STOOPS IN -LINE WITH BALCONIES ABOVE.
THESE SLOTS ARE 5' DEEP TO BREAK THE
BUILDING MASS AT REGULAR INTERVALS.
I
I
p10 I
WALL ASSEMBLY #5
ROOF ASSEMBLY #1
c
PRE -FABRICATED
STEEL CANOPY m
ROOF TRUSS
BEARING
7 I
FLOOR ASSEMBLY#1 -51D
WALL ASSEMBLY #3
m m
BEYOND 6
A-510
PRE -FABRICATED
STEELBALCONY ( ) EVEL 4 T.O.D.
35'
WALL ASSEMBLY #5
7
FLOOR ASSEMBLY#1
A-510 -
N
WALL ASSEMBLY#3 I
BEYOND 6
A-510
PRE -FABRICATED
STEELBALCONY
EVEL 3 T.O.D.
23'-1
WALL ASSEMBLY #5 I
7
A-510
FLOOR ASSEMBLY 91 v c
WALL ASSEMBLY #3
BEYOND 6
A-510
PRE -FABRICATED
STEEL BALCONY LEVEL 2 T.O.D.
I
WALL ASSEMBLY#5
WALL ASSEMBLY#3
a
BEYOND
6
A-510 I
i 1)= LEVEL 1
0
7 F-III -I -I 1 1-F
IIIIIIIIIIIIIIIIIIIIII
4
Wall Section 04 n LEVEL 1 - BUILDING 1 - FLOOR PLAN
3I ' = 1'-0" 1 - 20-O-
EXHIBIT 8
GENERAL STANDARDS - PART B: BUILDING DESIGN STANDARDS -
A.STREETINTERFACE
Baywest Stars and Stripes Multifamily
gff
BAYWEST
DEVELOPMENT
O' 9
EXHIBIT 9
GENERAL STANDARDS — PART B: BUILDING DESIGN STANDARDS —
A. MATERIALS AND APPLICATION OF MATERIALS
B. WALL CONSTRUCTION
5 \
ROOF ASSEMBLY #1
PRE -FABRICATED
STEEL CANOPY
A-510
i
7
WALL ASSEMBLY #5
A-510
FLOOR ASSEMBLY #1
A-510
PRE -FABRICATED
STEEL BALCONY
7
A-510
WALL ASSEMBLY #5
FLOOR ASSEMBLY #1
A-510
PRE -FABRICATED
STEEL BALCONY
7
A-510
WALL ASSEMBLY #5
FLOOR ASSEMBLY #1 /117
A-510
PRE -FABRICATED
STEEL BALCONY
7
A 510
0
iD
ROOF TRUSS
BEARING
44'-88""
LEVEL 4 T.O.D.
co 36,-0"
Ts
N
c
m
I
T
N
a>
LEVEL 2 T.O.D.
12'-88""
WALL ASSEMBLY #5
V
6
1I1=1II III=III
Wall Sectinn ng
LEVEL 1
0.
1
A-510
ROOF ASSEMBLY #1
WALL ASSEMBLY #3
WALL ASSEMBLY #4
3
A-510
WALL ASSEMBLY #3
BEYOND
FLOOR ASSEMBLY #1
2
A-510
WALL ASSEMBLY #3
3
A-510
WALL ASSEMBLY #4
WALL ASSEMBLY #3
BEYOND
FLOOR ASSEMBLY #1
A-510
WALL ASSEMBLY #3
3
WALL ASSEMBLY #4 A-510
WALL ASSEMBLY #3
BEYOND
FLOOR ASSEMBLY #1
A=510
WALL ASSEMBLY #3
3
A-510
WALL ASSEMBLYWALL ASSEMBLY #44
WALL ASSEMBLY #3
BEYOND
0
co
ROOFTRUSS
BEARING
44' —
LEVEL 4 T.O.D.
co35' m
cV
v .
b
LEVEL 3 T.O.D.
23 - 1
I
cV
v ,
m
LEVEL 2 T.O.D.
i
v 00
N
2
LEVEL 1
III--
111 ll1 I I1 I I1 11=
Wall SPrtinn n1
Baywest Stars and Stripes Multifamily
gff
BAYWEST
DEVELOPMENT
PROPOSED SITE PLAN —
REQUIRED TREE COVERAGE
TOTAL REQUIRED TREES:
66) NON —VEHICULAR OPEN
SPACE
6) STREET TREES — STARS AND
STRIPES WAY
9) STREET TREES — FM 2499
81) TOTAL SITE TREES REQ.
57,259 SF OR 12.5% OF TOTAL
SITE AREA)
TOTAL PROPOSED TREES:
212) TREES (149,863 SF OR 33%
OF TOTAL SITE AREA)
PROPOSED DEVELOPMENT IS
131 TREES OR
20.5% OF SITE AREA ABOVE
COMPLIANCE
EXHIBIT 10
F
Lt
a
r
r..................,. .....
GENERAL STANDARDS — PART D: LANDSCAPING, FENCING AND SCREENING —
A. SITE LANDSCAPING
r .
I
I
e.. e..........
Baywest Stars and Stripes Multifamily
t7" _
BAYWEST
DEVELOPMENT
EM
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STARS AND STRIPES WAY DEVELOPMENT PLAN
GRAPEVINE, TEXAS
CU20-26
gff
BAYWEST
DEVELOPMENT
MAY 18, 2021
9ff 6 1
SITE HISTORY BADEVELOPMENTYWEST
Owned since 2006
Outparcel land pads have been for sale, lease, or build -to -suit since
2006 with no takers
LA Fitness vacated 2+years ago
We have reached out to all gyms and there is no interest
The existing building is highly specialized with a pool and two levels
OUR VISION
9ff
BAYWEST
DEVELOPMENT
To create a project which compliments adjacent
uses and promotes community
Enhance linkage and walkability so existing and future retail and
businesses can thrive
Use the highest quality materials and architectural language
consistent with Grapevine standards
Ultimately create a higher and better use for the community
475 units in two separate buildings, each with their own garage
n} '' %. `" .,,•^ . . t•,,.. ; -, ( ice'
tir i:: 1.
700
M
INE MILD IUOFt1
DISTRiE
f
Yam'
dam __
OV
RAPEVINE MILLS BLVD-
iI%k
f
7MARLd
STARS AND STRIPES WAY
AREA OF
REQUEST
U-1
ui
61 1
ti
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1Tiiv
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PROMOTING THE LIV
LAY LIFESTYLE OF,Dl
ADDITIONAL CRITICAI:
ROMOTE EXISTING AN
BUSINESSES
IL
job%
STARS AND STRIPES WAY
4W4
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aulJOKINI
PROPORTIONAL MASSING
gff
I
BAYWEST
DEVELOPMENT
I
rel I Fil I I rd FimTffmil 01 z iT Fil 12 1Oki ri
f
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16
EXISTING V. PROPOSED TREES - BAY`"EST EXISTING
TREES: 56)
TREES (39,586 SF OR 8% OF TOTAL SITE AREA) CURRENT
DEVELOPMENT IS 22 TREES OR 4%
OF SITE AREA SHORT OF COMPLIANCE PROPOSED
TREES: 212)
TREES (149,863 SF OR 33% OF TOTAL SITE AREA) PROPOSED
DEVELOPMENT IS 131 TREES OR 20*
5% OF SITE AREA ABOVE COMPLIANCE
I I .... I'...... ....
I - ..... ...... ......... .................. .......... ................................... ........
L L L L L
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6loti
BAYWEST
DEVELOPMENT
m
r77
let
No
11
BAYWEST
DEVELOPMENT
mu
m
11
ARN
19
KEY PLAN
PUBLIC PEDESTRIAN CORRIDOR
2 :° SHADE STRUCTURE W/ SEATING
CORRIDOR PLAZA
FITNESS LAWN
t= , {
ACTIVITY LAWN
LEASING PLAZA W/ TABLE SEATING
SHELTERED WALKWAY CONNECTION
8 DROP OFF / SEATING
9 VEHICLE COURT
10 LEASING OFFICE ENTRY
PUBLIC CORRIDOR ENLARGEMENT PLAN
20
PUBLICLY ACCESSIBLE E-LOUNGE
FROM A SIMILAR OFF PROJECT)
BAYWESI
DEVELOPMENT
I
PUBLICLY ACCESSIBLE E-LOUNGE
r. (FROM A SIMILAR GFF PROJECT) ask -
b 'p
w1
ir I
4
le' Aldr A""
Al
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r +
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GRAPEVINE MILLS BLVD
uppoRT FROM ADJAC NT t r _.;
THEWNERSANBUSINESSES . SLEEP ,,•.. SHACKS
EXPERTS
r
cr, RETAIL
BAKER
WALLIS ;
STARS AND STRIPES vvhj
i
FUTURE
Q BILLINGSLEY
DEVELOPMENT
ARE
r.
s = REQUEST`'
GRAPEVINE , cn
MILLS`--=
at
MALL z
u
SUPPORTIVE LETTER FROM ti j e
1P
HERB SIMON, FOUNDER OF' rR.. ,•
SIMON PROPERTIES) !U CRACKER t- ..: ,..,. a-
z- _ ` Q BARREL . :.
t41
L.L. s
kk
i._
A An
E &
WAR IN
TEXAS `,'•' ` w",• ` -` t
r
I'
AYWESTDEVELOPMENT '
t 1 ` ` % ! ,
9ff
BTUSEEXISTINGBUILDING? AYWES
DEVELOPMENT
M A KKE TV I EW
Occupancy, absorption drop as
more big box retailers close
Occupancy Under Construction Completions
92.4% 2,290,429 SF () 326,609 SF
F*rel H Ioficai Net Absorption and 10cwpaw.-i Role
Net Absorption WSO Occupancy (%)
5 95
3 93
2 91
0 39
2) 87
1) R;
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Annual Net Absorption — Occupancy
Source: CBR E Research, 0 12021
A.
Net Absorption
408, 029) SF
gff a
BAYWEST
DEVELOPMENT
OR
X1 _
Lm
t
w
r
YA4l"', a
7.77
all, *Wwii 11
1.4 r•
a
all, *Wwii 11
1.4 r•
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