HIGHLAND DESIGN BOOK October 2014
HIGHLAND DESIGN BOOK
OCTOBER 2014 TABLE OF CONTENTS
1. INTRODUCTION 3. BUILDING FORM AND DEVELOPMENT STANDARDS
1.1 Background...... 3 3.1 Block Standards...... 24 1.2 The Vision for Highland...... 4 3.2 Location of Uses...... 25 1.3 Planning Context...... 6 3.3 Building Placement...... 26 1.4 Organization of the Design Book...... 8 3.4 Building Height...... 27 3.5 Pedestrian-Priority Frontage Requirements...... 28 2. THE PLAN FOR HIGHLAND 3.6 Pedestrian-Friendly
2.1 The Structuring Elements of the Highland Frontage Requirements...... 28 Master Plan...... 12 3.7 General Frontage Requirements...... 29 2.2 The Master Plan...... 17 3.8 Open Space Frontages...... 29 2.3 The Illustrative Plan...... 19 3.9 Parking Location...... 30 2.4 The Parcel Plan and Illustrative 3.10 Service and Loading...... 31 Development Program...... 21 3.11 Chiller Plant...... 31
i HIGHLAND DESIGN BOOK • OCTOBER 2014 4. BUILDING DESIGN GUIDELINES 5. STREETSCAPE DESIGN GUIDELINES
4.1 Building Design Principles...... 34 5.1 Streetscape Design Principles...... 44 4.2 Green Building ...... 35 5.2 Street Network and Cross Sections...... 45 4.3 Facade Design...... 35 5.3 Street Trees...... 47 4.4 Rehabilitation of Mall Buildings...... 36 5.4 Sidewalk and Paving Treatment...... 48 4.5 Parking Garage Treatment...... 37 5.5 Street Lighting...... 52 4.6 Parking Lot Design Treatment...... 37 5.6 Street Furnishings...... 53 4.7 Corner and Terminus Elements...... 38 5.7 Outdoor Cafe Zones...... 55 4.8 Ground-Level Residential 5.8 Services and Utilities...... 57 and Hotel Treatment...... 38 4.9 Ground Level Commercial 6. ADMINISTRATION OF THE DESIGN BOOK “Retail Ready” Treatment...... 39 4.10 Building Materials...... 40 6.1 Design Book...... 60 4.11 Roof Treatment...... 40 6.2 Submittal Requirements...... 60 4.12 Signage...... 41 6.3 Submittal Procedures...... 62
APPENDICES
A.1 Street Sections and Streetscape Design Standards...... 66 A.2 Plant List...... 68
ii iii HIGHLAND DESIGN BOOK • OCTOBER 2014 INTRODUCTION
Highland is located on the site of Highland Mall, an 80-acre shopping center, first1 developed in 1971 near the intersection of IH-35 and US-290 along Airport Boulevard. For many years, the center served as Austin’s premiere shopping destination, before it was eclipsed by newer suburban centers at the Arboretum, Barton Creek and The Domain. Following the purchase of the property by Austin Community College (ACC) between 2010 and 2012, the center is now undergoing an exciting transformation into a mixed-use educational complex providing a new campus for the rapidly expanding college within a setting of shops, offices and new residences. The college’s goal is to transform the existing shopping center into a state-of-the-art facility of higher education that will foster a positive learning environment and an enhanced quality of life for the surrounding community.
1 ROUND CEDAR ROCK PARK
! 45 45
!
PFLUGERVILLE 10 MILES ROUND INTRODUCTION CEDAR ROCK PARK
45 ! ! 45
5 MILES !
PFLUGERVILLE 10 MILES 3 MILES ! MANOR
1 MI. ! HIGHLAND !
5 MILES
3 MILES UT ! ! MANOR
1 MI. ! CapitolCHIGHLANDa ! ! Downtown
UT ! CapitolCa ! ! Downtown
ABIA
LEGEND Arterial Roadways ABIA Local Roadways Existing Capital Metro Red Line ! ExistingE Red Line Stops
LEGEND ACCA Campus
FIGURE Arterial 1: RoadwaysVICINITY MAP Local Roadways 021 Existing Capital Metro Red Line Miles 2 HIGHLAND ! ExistingE RedDESIGN Line Stops BOOK • OCTOBER 2014 DRAFT ACCA Campus REGIONAL CONTEXT
021 Highalnd Miles Prepared byDRAFT McCann Adams Studio for RedLeaf Properties REGIONAL CONTEXTJULY 12, 2013 Highalnd Prepared by McCann Adams Studio for RedLeaf Properties JULY 12, 2013 1.1 BACKGROUND
ACC’s intent is to rehabilitate the existing shopping the City’s public planning process for Airport Boulevard, center buildings for classrooms, laboratories, offices, and is consistent with the vision for the corridor. The conference and common spaces. In partnership with Design Book provides specific development standards RedLeaf Properties, the master developer, the existing for the pattern and form of development on the parking lots will be redeveloped over time with a Highland property. They are intended to complement mix of educational, commercial and residential uses and seamlessly extend existing zoning regulations as within a pedestrian-friendly pattern of streets and well as the proposed regulations of the form-based blocks that provide direct connections to the adjacent code. Procedures for the administration of the design neighborhoods and to the Highland MetroRail Station standards of the Design Book, are described in Chapter along Airport Boulevard. Six.
The planning for Highland has been conducted in The intent of the Design Book is to provide a clear parallel with the City of Austin’s Airport Boulevard Form- vision for the redevelopment of the property with Based Code Initiative (ABFBC), which is providing for development standards and design guidelines that can the redevelopment of Airport Boulevard from Lamar help ACC, RedLeaf and supporting developers and their Boulevard to IH-35 (and including the Highland Mall architects realize the vision for this new urban district. property) as a multi-modal corridor and mixed-use The intent is not to “hard-wire” one particular solution, district. In addition to providing regulatory guidance for but rather to provide a framework of regulations and the transformation of the area from a low-density auto- strategies that allow for creativity and flexibility while oriented district, the ABFBC establishes an economic assuring that a vibrant, diverse and sustainable urban development strategy for coordinated public and district emerges in the heart of Austin. private re-investment in corridor infrastructure including transportation, streets, drainage, water quality, water Former JCPenny Building and sewer. The Master Plan for Highland, described in this Design Book, has been carefully coordinated with BGK Architects The former JCPenny building will become the first campus building for ACC, opening in September 2014.
3 INTRODUCTION
1.2 THE VISION FOR HIGHLAND
Highland Mall will be transformed into a vibrant and '' Education: Redevelopment should support ACC’s pedestrian-friendly mixed-use district of educational, educational mission and its role in the Austin commercial and residential uses organized to enhance community. the educational experience of students and the quality of life for area residents, employees and visitors. The '' Economic Development: The project should vision has been developed in concert with the City reinforce citywide goals and programs for job of Austin’s public planning process for the ABFBC, creation and economic development. and is consistent with the City’s recently adopted Comprehensive Plan “Imagine Austin”. Eight planning '' Sustainability: Development should achieve high goals have been established by ACC and RedLeaf to levels of green building, energy and water efficiency, ensure that the redevelopment meets both the vision as well as resource and watershed protection. for the corridor, and for the Highland property. '' Mixed-Use: A mix of uses that support day and Educational institutions around nighttime activity and a diversity of students, residents, workers and visitors should be included. the country have partnered with private entities to further their own missions, while promoting economic development and community livability.
Simon Fraser University in Surrey, B.C. is located above The University of California Mission Bay Campus in San a shopping mall within a mixed-used transit oriented Francisco, CA is an anchor for a 300-acre mixed-use development. development .
4 HIGHLAND DESIGN BOOK • OCTOBER 2014 '' Pedestrian Orientation: The project should help to transform the Airport Boulevard Corridor into a pedestrian and bicycle-friendly district.
'' Transit: The project should provide strong connections to rail and bus transit and be configured with sufficient density and a mix of uses to reinforce ridership.
'' Compatibility: Development should maintain and enhance the quality of life in adjacent neighborhoods with complementary linkages, uses and transportation patterns.
'' Economic Viability: Development concepts should be viable, designed to attract both public and private sector investment, and contribute to an Such partnerships have resulted in expanded tax base. the transformation of underutilized or deteriorating properties into vibrant mixed-use districts.
Kendall Square in Cambridge, MA has transformed a moribund In Columbus, OH a partnership between Ohio State University part of the city into a vibrant new development. and the City has revitalized the University District with new retail, housing and a cinema.
5 INTRODUCTION
1.3 PLANNING CONTEXT
In addition to advancing the community’sFigure vision 4.5 of theGrowth ConceptCity of Map Austin Zoning: The current zoning for the Airport Boulevard corridor, the plan for Highland will property implements the neighborhood’s vision with help to achieve existing public policy and community a Commercial Services/Mixed-Use (CS-MU) land use goals for the area. More specifically: district, allowing for a full range of uses with a 2:1 Floor Area Ratio (FAR) that could result in over seven million Imagine Austin, the City of Austin’s Comprehensive square feet of mid-rise development on the property. Plan, adopted in 2012, identifies Highland Mall as a key urban infill site, designating it as a “Regional Center”, with the “highest employment and residential densities”, an area that is “highly walkable and bikable” and that supports high capacity transit with “a full range of employment, shopping, cultural, recreational and entertainment opportunities”.
The Brentwood/Highland Combined Neighborhood Plan, adopted in 2004, envisions the Highland Mall site as a “Neighborhood Urban Center” with “higher density uses and mixed-use development”.
HIGHLAND
Map Disclaimers: a comprehensive plan shall not constitute zoning regulations or establish zoning district boundaries. this product Highland is envisioned is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does as one of several new not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. This product has been produced by the planning and Development review Department for the sole purpose of geographic reference. no warranty is “Regional Centers” in made by the City of Austin regarding specific accuracy or completeness. Austin’s Comprehensive Plan. chapter 4 shaping austin: building the complete community | 103 Growth Concept Map (Imagine Austin)
6 HIGHLAND DESIGN BOOK • OCTOBER 2014 The Airport Boulevard Form-Based Code Initiative, is a City-sponsored planning effort aimed at transforming the Airport Boulevard corridor from an “auto-dependent commercial highway strip into one of our city’s model urban places” with form-based regulations and an economic development strategy that promote a sustainable transit-oriented and pedestrian- friendly urban environment. The Highland Mixed-Use Character Zone, which includes the planning area described in this Design Book, is one of the key “anchors” of the corridor and is envisioned as “a vibrant, walkable, mixed-use neighborhood….a regional destination with a wide mix of retail, entertainment, office, educational and residential uses next to the Red Line MetroRail Station.”
A community-wide charrette in September 2011 called for the transformation of Airport Boulevard and Highland Mall into a transit and pedestrian- oriented mixed-use district.
Illustrative Vision Plan developed at 2011 Charrette Charrette sketch for Highland Development
7 INTRODUCTION
1.4 ORGANIZATION OF THE DESIGN BOOK
This Design Book is intended as a guide for all those '' Chapter Two: The Plan for Highland outlines who are involved in the design of new improvements the key structuring elements of the Master Plan within Highland, including ACC, RedLeaf and supporting designating certain street and frontage types that developers, builders, architects, landscape architects and provide the basis for the development standards others. The standards and guidelines are intended to and guidelines, and an Illustrative Plan that shows supplement existing zoning provisions and any future how the district could develop under the provisions regulations developed as a result of the ABFBC Initiative. of this Design Book. A Design Review Committee (DRC), comprised of ' design and real estate development professionals, will ' Chapter Three: Building Form and Development administer the standards and guidelines. The process Standards describes the general location and distribution of uses, the height and form of for development and design approval is set forth in buildings, the relationship of ground level uses to Chapter Six of this Design Book. street frontages and the location and treatment of parking and service facilities. The development standards and design guidelines have been developed to promote a cohesive and high quality '' Chapter Four: Building Design Guidelines deals development that achieves the community’s vision for with the character and treatment of buildings and this strategic property. They are intended to guide new parking facilities, including requirements for green development in ways that promote connectivity, activity, building, the design of building façades, ground livability and sustainability. They are not intended to level commercial and residential frontages, and the be highly prescriptive solutions that dictate a particular treatment of parking garages and lots. It describes style, but rather as form-based performance criteria that acceptable building materials and signage. can encourage diversity, creativity and innovation in the spirit of the Austin community. This Design Book is '' Chapter Five: Streetscape Design Guidelines organized into five subsequent chapters: describes the desired treatment of publicly accessible streetscapes and landscaped areas, including sidewalks, plazas and other open spaces.
'' Chapter Six: Administration of the Design Book describes the process and submission requirements for the review and approval of individual development and rehabilitation projects by the DRC, and the relationships with the City’s review and approval process.
In addition, the Design Book includes an appendix, which describes the network and hierarchy of interior streets within Highland.
8 HIGHLAND DESIGN BOOK • OCTOBER 2014 Highland streets will be engaging gathering places as well as multi-modal movement corridors.
9 10 HIGHLAND DESIGN BOOK • OCTOBER 2014 THE PLAN FOR HIGHLAND
Crestview The redevelopment of Highland Mall is one of a series IH 35 Station of large-scale transformations that is changing the face
US 183 2 of northeast Austin. Within a few miles of the property, similar efforts are underway on major infill sites that no Koenig Lane longer serve their original purpose. The redevelopment
Lamar Blvd. of the 700-acre Robert Mueller Municipal Airport
ACC into a new mixed-use community known as Mueller Highland US 290 (pictured at left) is well underway, providing a southern anchor to the Airport Boulevard corridor. Crestview Station at the northern terminus of Airport Boulevard is evolving into a transit-oriented district with a full Triangle mix of uses, and the Triangle on former State of Texas properties to the west of Highland has emerged as a 45th Street IH 35 new neighborhood of shops, apartments and offices. In all of these projects, efforts have been made to establish a positive relationship with the surrounding community Mueller and a strong sense of place through the creation of pedestrian-oriented environments, enlivened by a mix of commercial, residential and institutional uses designed to be interactive and engaging.
0300 600 1, 200 Feet ¯ 0.0.15 03 06. 09. 1.2 Miles
11 THE PLAN FOR HIGHLAND
2.1 THE STRUCTURING ELEMENTS OF THE HIGHLAND MASTER PLAN
These efforts at city building continue along the Airport A transformed Boulevard corridor and at Highland, guided by a strong mall for a new community vision for more sustainable and livable generation of patterns of development, characterized by engaging students urban spaces and streets with active building fronts, diverse architectural expression at a human scale and resource-efficient buildings that are economically profitable and healthy and productive places for people to live, learn and work. In order to achieve the underlying goals for this transformation of Highland, six planning principles have been articulated to guide implementation of the Master Plan:
'' A Transformed Mall for a New Generation of Students: At nearly 1.2 million square feet, Highland Mall represents a significant resource that ACC intends to recycle over time into a high-performing building complex for a new generation of users. The college will upgrade these structures for academic and administrative use, recognizing that rehabilitation is a highly positive way of promoting sustainability and resource efficiency. A major part of the rehabilitation will be the re-orientation of the buildings from inward-looking and blank “boxes” to articulated and fenestrated buildings that engage their surroundings and invite interaction. The configuration of the mall with its interior galleria and food court is well-suited to a college environment, particularly considering Austin’s inhospitable summer climate. ACC intends to transform these spaces into vibrant interior passages and plazas that extend the pattern of exterior streets and that provide engaging and inviting places for students, teachers and guests to gather.
12 HIGHLAND DESIGN BOOK • OCTOBER 2014 A diverse mix A network of of new uses pedestrian- friendly streets and blocks
'' Redevelopment of the Parking Lots with a Diverse '' A Network of Pedestrian-Friendly Streets, Blocks Mix of New Uses: Over 78 percent or about 63 and Open Spaces: Redevelopment of Highland Mall acres of the Highland site are now occupied by will break down the large super-block of the mall surface parking lots - a significant land resource into a finer-grained pattern of blocks and streets, originally needed to serve the single-purposed with tree-lined sidewalks activated by storefronts, shopping center, but one that is now underutilized offices, residential stoops and the college complex and contributing to the area’s heat island effect, itself. Within the mall, gallerias and courts will urban run-off, and the isolation of the mall from provide comfortable gathering and movement the surrounding community. The Master Plan for spaces for ACC students, faculty and their guests. An Highland calls for these surface parking lots to be interconnected network of parks, plazas, greens and redeveloped with new residential, commercial, trails will extend and complement the pattern of educational and institutional buildings that allow pedestrian-friendly streets and interior gallerias and for the site to be re-integrated into the larger will provide a rich sequence of spatial experiences. community. The mix of uses, both horizontally This overall network will provide strong connectivity and vertically, will contribute to the vibrancy with the surrounding community, including the and diversity of the district, promoting a healthy extension of existing streets into the site (i.e., interchange of residents, students, shoppers and Denson Drive, Jonathan Drive, Clayton Lane), the office workers. Surface parking will be replaced over provision of a perimeter hike and bike trail linked to time with parking garages to serve ACC and with the regional trail proposed along Airport Boulevard mixed-use developments with their own on-site and the extension of bike lanes within the district. parking facilities.
13 THE PLAN FOR HIGHLAND
2.1 THE STRUCTURING ELEMENTS OF THE HIGHLAND MASTER PLAN (CONTINUED)
'' A Strong Relationship to Transit: Transit is '' Buildings that Engage and Activate the Streets: essential to the goal of achieving a compact Successful urban districts need well-designed pedestrian-oriented district that fulfills the buildings that contribute to the richness of the development potential of this property. In 2010, pedestrian experience. To this end, buildings at Capital Metro initiated Austin’s first commuter rail Highland will be built near the edges of streets service along the 32 mile Red Line, connecting the and open spaces to provide clear spatial definition downtown core with the suburban community of to these public places; they will be designed Leander. Highland is strategically located along to be outwardly oriented with architectural this line with a dedicated stop at Highland Mall expressions that promote a varied and diverse Boulevard. The development will be configured and visual environment; and most importantly they will designed to support this public investment and to introduce activities and treatments along the street promote ridership by concentrating density near the fronts that directly engage pedestrians by creating station and by creating a safe, convenient and lively a lively, safe and interesting environment. The pedestrian environment between the station and Highland Master Plan defines three street frontage planned destinations-the most immediate of which types with the most pedestrian-intensive of these is the college itself. As part of the Airport Boulevard located between the Red Line transit station along Transportation Corridor Study, consideration is being Airport Boulevard and the western entries of the given to shifting the Highland Station to the south emerging ACC college complex. Retail shops, to a more central location near Denson Drive, where restaurants and other services that create a bustling it can more directly serve pedestrians destined and engaging urban district and that cater to for the college and the Highland and Brentwood students and the surrounding community are given neighborhoods to the west. The existing bus the highest priority along these frontages. Less- transfer station along Highland Mall Boulevard is also intensive but well-designed ground level office and being considered for incorporation into the future residential space in addition to retail space will occur Airport Boulevard improvements. along the other frontages.
14 HIGHLAND DESIGN BOOK • OCTOBER 2014 '' Green Community, Building and Infrastructure Design: Highland will achieve the highest levels of green building, promoting sustainability at three distinct levels. At the community design level, it will result in a compact, walkable and transit- oriented district, providing a clear alternative to the unsustainable automobile-dominant patterns of the past. At the building level, it applies the principles of green building through the U.S. Green Building Council’s LEED (Leadership in Energy and Environmental Design) and Austin Energy’s Green Building Program to encourage: resource efficient design, selection of regional materials that are non- toxic, recycled and sustainably harvested, and site designs that provide heat island mitigation, light pollution reduction and stormwater management. The park system will be designed to reduce downstream flooding and to naturally filter pollutants from stormwater before being released into the natural stream system. Over one thousand trees will be planted to create a diverse and comfortable environment that mitigates the heat island effect, reduces stormwater runoff and filters the air. A centralized chiller plant is being considered to meet the cooling needs of ACC and potentially nearby commercial and residential development.
15 HIGHLAND MALL BLVD.
THE PLAN FOR HIGHLAND
AIRPORT BLVD.
HIGHLAND MALL BLVD. DENSON DR. *
AIRPORT BLVD. *
DENSON DR. * Highland Station Highland * * *
TIRADO ST. Highland Station Highland * *
* MIDDLE FISKVILLE RD.
* CLAYTON LN.
TIRADO ST.
MIDDLE FISKVILLE RD.
US 290
STREET DESIGNATIONS CLAYTON LN. Street Type A Street Type B Street Type C Street Type D Non-Mandatory Recommended Street
ACC Buildings OPEN SPACE CONCEPT Park/Green/Plaza Residential Exterior Pedestrian Way/Trail Interior Pedestrian Way Office/Commercial US 290 FRONTAGE TYPES DRAFT Hotel Pedestrian Priority Frontage Pedestrian Friendly Frontage Conceptual Plan Potential Ground Level Retail General Frontage Subject to Change Visual Accent Points Requiring Conceptual Plan Architectural Treatment. DRAFT ILLUSTRATIVE PLAN Subject to Change * Highland FIGUREPrepared 2: by HIGHLAND McCann Adams Studio forMASTER RedLeaf Properties PLAN and Austin Community College August 20, 2014 16 HIGHLAND DESIGN BOOK • OCTOBER 2014
DRAFT REGULATING PLAN Highland Prepared by McCann Adams Studio for RedLeaf Properties OCTOBER 15, 2014 2.2 THE MASTER PLAN
Development at Highland will be governed by existing '' Frontage Types: Three distinct conditions zoning regulations, and by the provisions of the determine the design and treatment along Highland Master Plan, described in this Design Book designated frontages. Frontages designated and shown on the opposite page. The Master Plan is as “Pedestrian Priority” require the greatest consistent with the community’s vision articulated in concentration of active ground-level uses both “Imagine Austin” and the draft ABFBC. It is also with building design treatments that promote consistent with the City’s zoning regulations which transparency and interaction with the pedestrian. describe the list of permitted and conditional uses, “Pedestrian Friendly” frontages allow for a range of building height, off-street parking requirements, uses including ground-level residential uses that project circulation and the relationship of buildings create a safe and interesting pedestrian experience. “General” frontages allow the greatest levels of to perimeter streets including Airport Boulevard, flexibility, while assuring a continuous and attractive Highland Mall Boulevard and Middle Fiskville Road. pedestrian realm. Many of the development The Master Plan describes in further detail the form, standards and design guidelines presented in the design and treatment of buildings within the property Design Book are closely aligned with these frontage and their relationship to the interior streets. Highland types. development is guided by the following elements of the Master Plan: '' Visual Termini: The Master Plan also identifies specific locations and visual termini that require '' Street Designation Types: Four street types special architectural treatments, in order to create are established for Highland’s internal roadways, a legible “townscape” with natural wayfinding each with their own cross section, operational elements and a strong sense of place and identity. configuration and streetscape design. The street types address vehicular lane widths, number of lanes, pedestrian accommodation, street tree and parkway locations, on-street parking and median standards. These are described and illustrated in Appendix A of the Design Book.
'' Open Space and Pedestrian Way Types: The Master Plan describes a proposed pattern of publicly-accessible open space and a system of exterior and interior pedestrian ways and trails.
17 HIGHLAND MALL BLVD.
AIRPORT BLVD.
HIGHLAND MALL BLVD.
DENSON DR.
THE PLAN FOR HIGHLAND
AIRPORT BLVD.
DENSON DR.
HIGHLAND MALL BLVD. Highland Station Highland
AIRPORT BLVD.
DENSON DR. Highland Station Highland
TIRADO ST.
MIDDLE FISKVILLE RD.
TIRADO ST. Highland Station Highland
MIDDLE FISKVILLE RD.
CLAYTON LN.
CLAYTON LN.
TIRADO ST.
MIDDLE FISKVILLE RD.
US 290 US 290
CLAYTON LN.
ACC Buildings ACC Buildings Residential
Office/Commercial Residential US 290 DRAFT Hotel Office/Commercial Conceptual Plan DRAFT Potential Ground Level Retail Hotel Subject to Change Conceptual Plan Conceptual Plan Potential Ground Level Retail DRAFT Subject to Change ILLUSTRATIVE PLAN Subject to Change Highland FIGUREPreparedACC 3: by Buildings HIGHLAND McCann Adams Studio forILLUSTRATIVE RedLeaf Properties and Austin PLAN Community College DRAFT August 20, 2014 ILLUSTRATIVE PLAN Residential 18 HIGHLAND DESIGN BOOK • OCTOBER 2014 Highland Office/Commercial Prepared by McCann Adams Studio for RedLeaf Properties and Austin Community College August 20, 2014 Hotel DRAFT Conceptual Plan Potential Ground Level Retail Subject to Change
DRAFT ILLUSTRATIVE PLAN Highland Prepared by McCann Adams Studio for RedLeaf Properties and Austin Community College October 2, 2014 2.3 THE ILLUSTRATIVE PLAN
The Illustrative Plan and Development Program on the the property could be developed into multi-family following page indicate how Highland could potentially residential or fee-simple townhouse development rather build out in conformance with the Master Plan and this than the office/employment uses that are shown on the Design Book over the next 10 to 20 years. As shown, illustrative plan. Alternatively, it could be developed it is anticipated that the site could be developed with with a lower-intensity commercial use that provides approximately 820 units of housing, 940,000 square feet a pedestrian-friendly street orientation. Mixed-use of non-residential commercial space and 1.5 million office development may be a more viable use than the square feet of ACC-related uses within new construction multi-family development that is projected for some and the rehabilitated mall buildings. This illustrative of the fronting parcels along Airport Boulevard. Higher program is based upon a current understanding of intensity development with greater building height market conditions and will change as opportunities could also occur as transit service is extended and the and new conditions present themselves. For instance, market warrants. Regardless, the provisions of the under current zoning and the provisions of the ABFBC Design Book which stipulate the form and treatment of and this Design Book, the northeast quadrant of buildings and their relationship to streets must be met.
Denson Drive is envisioned as a pedestrian-friendly street with shops and restaurants leading to the ACC complex.
19 HIGHLAND MALL BLVD.
HIGHLAND MALL BLVD. 9 THE PLAN FOR HIGHLAND
1 AIRPORT BLVD.
DENSON DR. AIRPORT BLVD. 10 11 HIGHLAND MALL BLVD.
DENSON DR. 9 6A-2A1 2 AIRPORT BLVD. 10 11
DENSON DR. Highland Station Highland 12 6A-2A Highland Station Highland 2 4 12
TIRADO ST. Highland Station Highland
TIRADO ST. 5 MIDDLE FISKVILLE RD. 4 MIDDLE FISKVILLE RD.
ACC
Highland CLAYTON LN. Business Center TIRADO ST. CLAYTON LN. 5
MIDDLE FISKVILLE RD.
ACC Highland US 290 Business Center
CLAYTON LN. US 290
ACC Buildings
Residential
Office/Commercial US 290 Hotel DRAFT Existing Buildings Owned by ACC Conceptual Plan Potential Ground Level Retail Proposed New ACC Facilities Subject to Change Conceptual Plan Mixed-Use Development DRAFT ILLUSTRATIVE PLAN Subject to Change DRAFT Highland CONCEPT PARCEL PLAN FIGUREPrepared 4: by ILLUSTRATIVE McCann Adams Studio for RedLeaf PARCEL Properties and PLAN Austin Community College Highland August 20, 2014 Prepared by McCann Adams Studio for RedLeaf Properties and Austin Community College20 HIGHLAND DESIGN BOOK • OCTOBER 2014 Existing Buildings Owned by ACC AUGUST 20, 2014 Proposed New ACC Facilities
Mixed-Use Development
DRAFT CONCEPT PARCEL PLAN Highland Prepared by McCann Adams Studio for RedLeaf Properties and Austin Community College OCTOBER 3, 2014 2.4 THE PARCEL PLAN AND ILLUSTRATIVE DEVELOPMENT PROGRAM HIGHLAND Illustrative Development Program DRAFT 10/13/2014
MIXED USE ILLUSTRATIVE DEVELOPMENT PROGRAM As shown on the Parcel Map opposite, specific sites have been designated for college-related uses, while COMM. RES. HOTEL PARCEL ACRES others are targeted for private redevelopment. While (sf) (du) (rms) the parcel and street pattern are subject to change, the 1 4.0 10,000 280 200 block configuration must comply with the provisions 2 3.4 15,000 240 0 of the Design Book, which limits the size and perimeter 4 2.6 15,000 180 0 dimension of blocks. 5 4.1 5,000 290 0 9 0.6 15,000 0 0 10 4.3 270,000 0 0 11 5.9 310,000 0 0 12 5.7 220,000 0 0 6A-2A 1.3 15,000 0 0 HIGHLAND TOTAL 31.9 875,000 990 200 Illustrative Development Program DRAFT 10/13/2014
MIXED USE ILLUSTRATIVE DEVELOPMENT PROGRAM ACC ILLUSTRATIVE DEVELOPMENT PROGRAM
COMM. RES. HOTEL PARCEL ACRES PROGRAM (sf) (sf) (du) (rms)
1 4.0 10,000 280 200 MALL REUSE: 2 3.4 15,000 240 0 Classrooms/Instruction/ACCelerator 4 2.6 15,000 180 0 Continuing Education 5 4.1 5,000 290 0 Student Support Services 1,200,000 9 0.6 15,000 0 0 ACC Partners and Non-Profit Affiliates 10 4.3 270,000 0 0 Professional Development/ 11 5.9 310,000 0 0 Conference Center 12 5.7 220,000 0 0 HIGHLAND BUSINESS CENTER: 6A-2A 1.3 15,000 0 0 Administrative Offices TOTAL 31.9 875,000 990 200 110,000 Meeting Space POTENTIAL NEW CONSTRUCTION: NOTE: This illustrative program is based upon a current understanding Performance/Assembly Center 138,900 ofACC market ILLUSTRATIVE opportunities andDEVELOPMENT ACC needs, and isPROGRAM expected to change Wellness Center Parking Structures as new conditions occur. 1,448,900 PROGRAM (sf) TOTAL
MALL REUSE: OPEN SPACE Classrooms/Instruction/ACCelerator Continuing Education PARCEL ACRES Student Support Services 1,200,000 ACC Partners and Non-Profit Affiliates Professional Development/ OS1 0.9 Conference Center OS2 0.8 HIGHLAND BUSINESS CENTER: OS3 1.8 1.7 Administrative Offices 110,000 OS4 Meeting Space OS5 2.1 OS6 0.6 POTENTIAL NEW CONSTRUCTION: OS7 0.3 Performance/Assembly Center OS8 0.4 138,900 21 Wellness Center OS9 0.3 Parking Structures OS10 0.3 TOTAL 1,448,900 OS11 0.7 OS124 6.1 TOTAL 16.0 OPEN SPACE
PARCEL ACRES NOTES: 1. Liner mixed-use residential on ACC parking garage. Assumes 100 parking spaces within 2000-car ACC garage. 2. 2,000 parking spaces total, of which 1,900 are occupied by ACC. 0.9 OS1 3. Assumes expanion of existing ACC Highland Business Center site into former TxDOT r.o.w. OS2 0.8 4. Includes former TxDOT r.o.w. north and south of 2222. OS3 1.8 OS4 1.7 OS5 2.1 OS6 0.6 OS7 0.3 OS8 0.4 OS9 0.3 OS10 0.3 OS11 0.7 OS124 6.1 TOTAL 16.0
NOTES: 1. Liner mixed-use residential on ACC parking garage. Assumes 100 parking spaces within 2000-car ACC garage. 2. 2,000 parking spaces total, of which 1,900 are occupied by ACC. 3. Assumes expanion of existing ACC Highland Business Center site into former TxDOT r.o.w. 4. Includes former TxDOT r.o.w. north and south of 2222. 22 HIGHLAND DESIGN BOOK • OCTOBER 2014 BUILDING FORM AND DEVELOPMENT STANDARDS
Development standards in this chapter deal with the basic form and placement3 of buildings including: the location of certain uses, block standards, building height, setbacks and build-to lines, the relationship of ground level uses to street frontages and the location and treatment of parking and service facilities.
23 BUILDING FORM AND DEVELOPMENT STANDARDS
3.1 BLOCK STANDARDS
This standard is intended to promote a fine-grained pattern of blocks that optimize connectivity and walkability within the district, recognizing that the superblock containing the existing mall buildings will remain for the foreseeable future. For the purposes of this standard, perimeter parcels that abut private properties not within Highland will be considered a block.
a. Block Perimeter: As measured from the back of sidewalk (or from the right-of-way line), no block shall exceed a perimeter dimension of 2,400 lineal feet A , with the exception of the Mall Block, which Pedestrian passages are encouraged through larger superblocks shall be permitted to be 4,960 feet B . like the Mall Block. b. Maximum Block Length: No block face shall have a length in excess of 660 feet, except for: the Mall Block and the ACC Assembly Block which shall be 3.1 BLOCK STANDARDS C permitted to have a length of up to 1,200 feet Mall ; and Parcel 5 D , which shall have a block face no Block A greater than 800 feet E . A A A c. Mall Block Passages: Within the Mall Block, at least one pedestrian passageway shall be constructed A to provide connectivity between the eastern and B C western areas of the district F . To the extent A F practicable and within security parameters, this C A passageway should be open to the general public A
during business hours. E ACC D Assembly d. Block Assembly: Blocks may exceed the Block
dimensions above if the DRC finds that the larger A block will allow for high-quality, pedestrian connectivity by means of an interior passageway or an exterior trail/walkway through the block.
a.A Typical Block Perimeter 2,400 ft Maximum Block Length 660 ft b.B Mall block: Maximum Perimeter 4,960 ft c.C Maximum Mall Block & ACC Assembly Block Length 1,200 ft d.D Maximum Parcel 5 Perimeter 1,980 ft e.E Maximum Parcel 5 Length 800 ft f.F Pedestrian Passageway between Eastern and Western Areas
24 HIGHLAND DESIGN BOOK • OCTOBER 2014 3.2 LOCATION OF USES
Although a diverse mix of uses (within the list of uses prescribed by zoning) is encouraged throughout Highland, there are some limitations on the location of certain uses including: a. Ground-Level, Multi-Family Residential Units or Hotel-Motel Lodging Rooms shall only be permitted along frontages designated as “Pedestrian-Friendly” and “General”, subject to the development standards in this section, and in no case along a “Pedestrian-Priority” street frontage. The DRC may permit interim residential uses within space that is constructed as “Retail Ready” as defined in Chapter 4. Pedestrian-Priority uses include shops and restaurants that b. Single-Family Attached Residential Units shall enliven the street front environment. only be permitted along frontages designated as “Pedestrian-Friendly” or “General”, subject to the design standards in this section. c. Existing Uses and Buildings: Existing unimproved 3.2 DRIVE THROUGH FACILITIES buildings currently within Highland are not subject to the development standards of this chapter and will be permitted to function with their current uses indefinitely. These development standards shall be applied, however, when any proposed B improvements alter the exterior envelope of an existing building. d. Drive-through facilities will be permitted on a conditional basis by the DRC only if they meet the
following conditions: C • Vehicular driveway access to the facility does not occur along a Pedestrian-Priority frontage; A D A • The drive-through lanes are located behind a building, so that they are less visible from the Street street; • The primary access to the building is from the a.A Driveway access to drive-through facility only permitted on street; and pedestrian-friendly and general frontages • The drive-through facility does not create b.B Drive through facilities placed behind building to be out of view significant interruptions in the continuity of from street. sidewalks or pedestrian ways. c.C Primary access to building is from street d.D Continuity of sidewalk has limited interruption
25 BUILDING FORM AND DEVELOPMENT STANDARDS
3.3 BUILDING PLACEMENT
This standard describes the relationship of new buildings to internal streets within Highland. Setbacks and build-to requirements of the perimeter streets (i.e., Airport Blvd., Highland Mall Blvd., Middle Fiskville Rd.) are established by zoning. The goal of this standard is to locate new buildings in a manner that helps to activate and define the space of the street, making it a comfortable, safe and interesting place for pedestrians.
a. Build-to-Zone: With the exception of buildings with ground-level residential or hotel uses, the build- Building setbacks should result in high quality pedestrian places to zone (BTZ) for all frontage types shall be within like cafes or plazas that contribute to the life of the street. five feet of the property line* along all streets A . b. New buildings with ground-level residential d. Setbacks along “Pedestrian-Priority” street or hotel units shall have a build-to zone that is frontages: To the extent practicable, setback areas between five and 10 feet from the property line*, along Pedestrian Priority frontages shall be paved in order to provide an appropriate separation for to match and be flush with the adjacent sidewalk privacy B . within the public right-of-way. If conditions c. Additional or reduced setbacks from the preclude this, the setback area should be designed streetfront property line will be permitted if the to create a positive pedestrian environment that DRC finds that the additional or reduced setback minimizes obstructions and barriers as determined is necessary to accommodate curvilinear street by the DRC. geometry or if it will result in a more active and e. Side and Rear Setbacks shall be based on the successful public gathering space or provide more minimum fire separation required between e
n C appropriatei separation for privacy and compatibility. buildings, as determined by the City of Austin . L
y t r e p o 3.3 BUILDINGr PLACEMENTC C P
e A BTZ = 0’ min. - 5’ max for Buildings with Non-Residential Ground n i L Floor y t r e
p B o Buildling Area with Buildling Area with BTZ = 5’ min. - 10’ max for Buildings with Residential Dwelling Unit r C C P Non-Residential Dwelling Unit or or Hotel Room on Ground Floor Ground Level Ground Level C Rear / Side yard Setbacks Subject to Building Code and City of Hotel Room A Buildling Area with Buildling Area with Austin Non-Residential Dwelling Unit or Ground Level Ground Level D Minimum Floor-to-Floor Dimension 15’-0” Hotel Room A EE Maximum 12” above Sidewalk A B F Minimum 18” / Maximum 60” above Sidewalk A B G Setback of 10’-0” above 60’ height for 50% of building mass Street Street H Height above 75’ up to 150’ subject to DRC approval Building Area * If no property line, setback shall be measured from back of sidewalk Built-to Zone (BTZ) as defined in Appendix A.1
26 HIGHLAND DESIGN BOOK • OCTOBER 2014 3.4 BUILDING HEIGHT
Current zoning limits buildings to a maximum of 60 feet, and as such, the predominant height of new buildings at Highland is expected to range from three to five floors, although there may be some buildings that are one and two floors in height. The draft ABFBC Regulating Plan proposes buildings of greater height, up to 150 feet on portions of the Highland property. The following provides criteria for such additional height, anticipating future adoption of the ABFBC. If allowed by zoning, buildings over 60 feet and up to 150 feet shall be permitted by the DRC, subject to the following findings: The draft ABFBC allows additional height up to 150 feet. Stepbacks and articulation will promote a positive streetscape. a. The building complies with the conditions of the d. Non-residential ground floor-to-floor height shall ABFBC related to stepbacks and the ground floor be no less than 15 feet D . The finished elevation frontage along Airport Boulevard. of useable non-residential ground floor space shall generally be flush with the sidewalk and no more b. The building is of a “signature” quality by than 12 inches above it E . introducing superior design as determined by the DRC, contributing to the image and identity of the e. Residential ground floor units not including Highland district. interim residential uses in “Retail-Ready” space shall be elevated at least 18 inches above the level of the c. The additional height does not undermine sidewalk but by no more than 60 inches F . the quality and experience of the pedestrian environment. f. Stepback: Above 60 feet, 50% of any facade of the building along an interior street shall be stepped back from the lower portion of the building by at least 10 feet G . 3.4 BUILDING PLACEMENT & HEIGHT
+150 ’ +150 ’ G G +65 ’ +65 ’
+60 ’ +60 ’ e e e e n n n n i i i i L L L L
y y y y t t t t r r r r e e e e p p p D p G o o o o r r r r P P P P Non E F Non Dwelling Dwelling Residential E Residential Unit on Unit on Ground Floor Ground Floor Ground Floor Ground Floor Street Street A B Although current zoning limits buildings to 60 feet in height, the draft ABFBC proposes heights up to 150 feet.
27 BUILDING FORM AND DEVELOPMENT STANDARDS
3.5 3.6 PEDESTRIAN-PRIORITY FRONTAGE PEDESTRIAN-FRIENDLY REQUIREMENTS FRONTAGE REQUIREMENTS
Along “Pedestrian-Priority” frontages, the following Along frontages designated as “Pedestrian-Friendly”, requirements pertain to the placement of new the following requirements for new buildings shall be construction: followed:
a. At least 90% of the building frontage shall be a. With the exception of new construction on the Mall constructed within the build-to zone along the Block, at least 75% of the building frontage shall street A / B . be constructed within the build-to zone along the b. Ground floors of new construction shall be built to street A / B . “Retail-Ready” standards as described in Chapter 4. b. With the exception of the Mall Block, ground floors c. Shading with projecting awnings or canopies shall shall either be built to “Retail-Ready” standards be provided along at least 75% of the frontage of as described in Chapter 4, or with ground- new construction C . level residential or hotel units. To the extent practicable and within the operational and security requirements, new college buildings shall strive to meet these requirements.
3.5 FRONTAGEe REQUIREMENTS n i L
c. Ground-floor residential units shall have their y t r
e primary entries from stoops or porches accessible p o r C C from the sidewalk and comply with the standards for P ground level residential space in Chapter 4. Building Length B d. To the extent practicable and upon renovation, Buildling Area with Buildling Area with existing buildings on the Mall Block frontages shall Non-Residential Dwelling Unit or Ground Level Ground Level include: Portion of Building in HotelBTZ Room A A • ground-level glazing that maximizes transparency, within the operational and security constraints of the future college uses.; AC B • building entries to enliven the streets and Street to maximize convenient access, within the Street operational and security constraints of the future Building Building Area college uses; Building to Zone (BTZ) Built-to Zone (BTZ) • and canopies, awnings, etc., that provide weather B/A = 90% Pedestrian-Intensive Frontage protection and/or shade. 75% Pedestrian-Friendly Frontage Portion of building constructed in BTZ C =A ProjectingB awnings or canopies along 75% of Frontage90% - Pedestrian Priority Frontage 75% - Pedestrian Friendly Frontage
C Projecting awnings or canopies along 75% of Frontage
28 HIGHLAND DESIGN BOOK • OCTOBER 2014 Pedestrian friendly frontages can include street front shops, Ground floor residential units shall have their primary entries offices, live-work and residential units. from steps or porches accessible from the sidewalk.
3.7 3.8 GENERAL FRONTAGE OPEN SPACE FRONTAGES REQUIREMENTS
Along street frontages designated “General”, practicable To the maximum extent practicable, buildings should efforts should be made to create continuous street have a positive orientation to open spaces and walls with ground level uses that activate the pedestrian greenways, with building entries, windows and high realm and spatially define the right-of-way. quality architectural finishes as described in Chapter 4.
General frontages should maintain a continuous, high-quality Buildings should help to define and activate plazas and other pedestrian environment. open spaces within the district.
29 BUILDING FORM AND DEVELOPMENT STANDARDS
3.9 PARKING LOCATION
Garages and parking lots shall be located and treated as 3.9b EXPOSED PARKING GARAGE ON follows: Parking “PEDESTRIAN-FRIENDLY” FRONTAGE Garage a. Along frontages designated as “Pedestrian-Priority”, Primary parking garages in new construction shall be set Building back at least 30 feet from the property line and Parking encapsulated within the principal building, so that Garage Primary the parking facility is not visible from the street Building frontage. Parking garage entries and driveways are D C strongly discouraged along these frontages, and A should be permitted only if it is determined that B they are essential to attracting intensive retail or restaurant uses, and only if they can be introduced A Exposed Parking Garage in a way that maintains a high quality pedestrian B Length of Building along Street environment. A / B Proportion of Garage to Primary Building Maximum 50% 3.9a ENCAPSULATED PARKING GARAGE ON C Minimum 36” setback from primary building face with landscape screen “PEDESTRIAN-PRIORITY” FRONTAGE D One driveway maximum up to 25’ wide
Pedestrian -Intensive c. AlongFrontage frontages30’ MIN. designated as “General”, parking garages shall be set back a minimum of 36 inches from the property line or from the back of the sidewalk A , but in no case shall it be closer than 15 feet from the face of the curb B . Landscape or Encapsulated Parking Pedestrian Garage along architectural screening shall be employed, subject to -Intensive Pedestrian - Priority Frontage 30’ MIN. the standards set forth in Chapter 4. Frontage. 3.9c PARKING GARAGE ON GENERAL FRONTAGE b. Along frontages designated as “Pedestrian-Friendly”, parking garages may be exposed to the street, provided that they occupy no more than 50% e n i L
y
of a building’s ground-level frontage or 130 feet, t r e p
A B o whichever is less / , and are set back from the r P primary building façade by at least 36 inches C . B Within the setback area, landscape screening shall be installed and maintained at a height of 24-36 inches. A Along each of these frontages, only one driveway providing access/egress to the parking garage will be permitted. A driveway shall have a width no greater than 25 feet unless it is determined that additional A Minimum setback of 36” with landscape width is necessary to provide safe vehicular access D . B Minimum 15’-0” from face of curb e n i L 30 HIGHLAND DESIGN BOOK • OCTOBER 2014 y t r e p o r P e n i L
y t r e p o r P
d. Permanent parking lots (i.e., those that are not 3.9d PARKING LOTS ALONG STREETS awaiting redevelopment) must be set back from the property line or from the back of the sidewalk of a newly constructed street by a minimum of five e n
A i
feet , but in no case shall it be closer than 15 feet L
y t r
B e
from the face of the curb. Landscaping installed p o r and maintained at a height of 24 to 36 inches shall P be provided within the setback area to screen views B A to parked cars. An additional low masonry wall of 30 inches in height and/or low landscaping is recommended within the setback area C . C e. On upper floors, parking garages may be constructed flush with the building face on all A Minimum setback of 5’-0 with landscapes frontages except those designated as “Pedestrian B Minimum 15’-0” from face of curb Priority”, subject to the design standards set forth in C 30” Screen Wall for permanent surface lots Chapter 4.
3.10 3.11 SERVICE AND LOADING CHILLER PLANT
All service areas (e.g., loading docks, garbage and It is recognized that Highland will include a central recycling rooms, mechanical areas, storage, utility and chiller. Such a facility shall not be located along any meter rooms, etc.) must be architecturally integrated “Pedestrian-Priority” or “Pedestrian-Friendly” frontage, within the body of the building or architecturally and shall adhere to the following requirements: screened from all public areas and located to the maximum extent practicable on frontages other than a. The design of the facility shall not compromise the pedestrian environment in any way. Driveways those designated “Pedestrian-Priority”. Curbside on- and service access shall minimize disruptions to street loading areas up to 40 feet in length will be sidewalks. permitted along all frontages, except those designated as “Pedestrian-Priority”. b. The facility and its screening shall be artfully designed to be visually attractive. Interpretive and educational elements that highlight its function and purpose should be provided. c. Sound proofing shall be provided to avoid extensive noise along the sidewalk.
31 32 HIGHLAND DESIGN BOOK • OCTOBER 2014 BUILDING DESIGN GUIDELINES
Design guidelines in this chapter describe the character and treatment of buildings4 and parking facilities within Highland, including requirements for green building, façade design, corner and terminus elements, primary and accent building materials, roof treatments, parking garages and lots, ground level commercial and residential frontages and signage.
33 BUILDING DESIGN GUIDELINES
4.1 BUILDING DESIGN PRINCIPLES
The following design principles shall be incorporated into all Highland buildings:
'' Buildings shall be located and designed to create a well-defined and engaging network of streets and open spaces.
'' The ground level of buildings shall promote an attractive and interesting pedestrian environment.
'' Buildings shall be designed with a high degree of care and craftsmanship. Contemporary interpretations of Central Texas architecture are particularly encouraged.
'' Building facades shall include architectural elements that provide detail, interest and diversity that reinforce the district’s identity and sense of place.
'' Buildings shall employ materials, technologies and other design features that achieve high levels of durability, energy and resource efficiency.
'' Building elements that modulate harsh climatic conditions are particularly encouraged (e.g., shading and screening devices that create comfortable outdoor environments and that reduce heat gain).
'' Buildings shall present their primary “fronts” to Airport Boulevard and to the highest priority frontage listed in the Highland Master Plan.
'' All building entries shall be oriented to the public sidewalk for ease of pedestrian access.
34 HIGHLAND DESIGN BOOK • OCTOBER 2014 4.2 4.3 GREEN BUILDING FACADE DESIGN
Highland offers a spectrum of unique opportunities to Highland buildings will be designed to create a successfully apply Green Building and New Urbanism pedestrian-scaled and varied streetscape with the strategies simultaneously. This combination of strategies following characteristics: can be described as Green Urbanism – the coordinated merging of environmental protection, economic '' Variation in building volume and plane to reduce the prosperity, community cohesion and aesthetic beauty perceived scale of the building and to create visual – sustainable over many generations, and valued as a interest along the street; focal point of the larger city. Highland’s green urbanism ' objectives include: ' Four-sided and volumetric architecture, with materials that wrap around to the sides of the '' Protecting air quality through reduced automobile structure and that contribute to the three- reliance, the use of low-emitting materials dimensionality of the building; and through drought tolerant vegetation and ' tree planting to filter air and lower ambient ' Architectural elements including projecting bay temperatures; windows, balconies (in a non-repetitive pattern), loggia, canopies, pediments, moldings, etc. that '' Mitigating the urban heat island effect by replacing further break up the mass of the building; asphalt parking lots with green buildings and ' vegetated open spaces; ' Architectural delineation between the building’s base, its upper levels and the roof silhouette; and '' Protecting the night sky and wildlife habitats and ' their well-being by minimizing light pollution with ' A varied composition of window openings. Curtain shielded light standards that direct light downward walls and strip windows are discouraged, unless the and through vegetative cover that reduces reflective DRC finds that their inclusion contributes positively paved surfaces; and to the architectural integrity of the building.
'' Creating green buildings that are designed to be environmentally and socially responsible, economically profitable and healthy and productive places for people to live and work.
Highland buildings will follow Austin Energy Green Building Program (AEGBP) guidelines and/or the U.S. Green Building Council’s (USGBC) LEED program. All structures shall be designed to achieve a Three-Star minimum rating under the Green building Program. Non-residential buildings shall be designed to achieve the AEGBP Three-Star rating or a minimum Certified rating under USGBC’s LEED program. All buildings will be encouraged to surpass these minimums, incorporating as many green building features as practicable.
35 BUILDING DESIGN GUIDELINES
4.4 REHABILITATION OF MALL BUILDINGS
The rehabilitation of the existing mall should strive to '' Within a strong and cohesive architectural transform an internally-oriented building form into one composition, elements including projecting that achieves the design strategies described in Section canopies, bay windows, parapets, moldings, etc. 4.3 above. More specifically: should be introduced to create variation and shadow on the facades. '' Fenestration should be incorporated on the large expanses of blank walls to create buildings that have '' Changes of plane and material should also be visual interest and a stronger relationship between considered to reduce the scale of the existing inside and outside. building .
'' Differing architectural expressions are encouraged '' Particular attention should be given to the over the large expanse of the Mall Block, in order to treatment of the ground level facades adjacent reduce the scale of the superblock, to distinguish to public sidewalks and future open spaces. between the various elements of the college Glazed storefronts, frequent entries and overhead program, and to promote intuitive wayfinding and a canopies that can help to activate the pedestrian diverse sense of place. streetscape environment are encouraged within the programmatic requirements of the college.
Gensler
The former department stores should be transformed into articulated buildings of architectural interest.
36 HIGHLAND DESIGN BOOK • OCTOBER 2014 4.5 4.6 PARKING GARAGE TREATMENT PARKING LOT DESIGN TREATMENT
Efforts should be made to encapsulate parking Existing parking lots on sites that are planned for future structures within buildings that activate adjacent streets development are not required to include landscaping or open spaces. “Liner” office or residential buildings within the parking field. Permanent surface parking lots can also be a very productive way of achieving the (i.e., those not planned for redevelopment) are subject to most value from a property, and in reducing the visual the standards described in Section 3.9, and shall include dominance of a garage. Programming the ground level one shade tree for every four parking spaces to mitigate of parking garages with office or retail space is also the urban heat island effect. Pedestrian walkways encouraged. should be provided within any permanent parking lot at intervals of no less than 250 feet or four bays. Parking garage facades exposed to streets shall be designed with the same kind of materials and treatments prescribed for buildings. The treatment shall provide articulation, while reducing views to parked vehicles and shielding lighting from street views. To the maximum extent practicable, sloped floors and ramps shall not be visible from public streets. When parking structures are located at corners, architectural elements shall be incorporated such as signage, entries, glazed stairways and elevator towers.
Highland’s existing parking lots will be used in their current state, until they are replaced with new development.
“Liner” office or residential buildings can be a very productive Where new roads are constructed along permanent parking way of achieving the most value from a property. lots, landscape screening shall be introduced.
37 BUILDING DESIGN GUIDELINES
4.7 4.8 CORNER AND TERMINUS GROUND-LEVEL RESIDENTIAL ELEMENTS AND HOTEL TREATMENT
Buildings that occupy corner lots or that terminate Ground-level residential dwelling units and hotel rooms key views along streets should introduce special should be elevated at least 18 inches but no more than architectural elements (e.g., towers, cupolas, gables, 60 inches from the elevation of the sidewalk to provide dormers, balconies, etc.) to reinforce the legibility of privacy and separation. Residential unit entries, porches the district and to promote a varied and interesting and stoops should be located along street fronts to the streetscape. maximum extent practicable.
Pressler, 6th St., Austin
38 HIGHLAND DESIGN BOOK • OCTOBER 2014 4.9 GROUND LEVEL COMMERCIAL “RETAIL-READY” TREATMENT
Where required as per the standards in Chapter 3, ground level commercial space shall be designed in a manner suitable for retail uses with the following characteristics:
'' A floor-to-floor height no less than 15 feet A ;
'' A usable floor area with a depth no less than 30 feet B ;
'' Primary entries oriented to the street at frequent intervals;
'' High quality storefront glazing systems (e.g., painted, front-loaded aluminum or steel, flush glazed, or butt-glazed systems) with a Visual Transmittance Rating of 0.6 or higher, and a minimum storefront to building wall ratio of 40% (along the street front measured on the ground level façade below 15 feet) C / D ; e i n L
y t r e p o r
'' High quality ground levelP accent materials such as stone, pre-cast concrete, decorative terra cotta, brick masonry, painted ornamental steel, stainless steel, chrome or bronze E ; and
'' Projecting awnings and/or canopies that provide color and weather protection F . e i n
L D
y t r e p o r P A F C F B E
A 15’-0” Minimum C Storefront Glazing Floor-to-Floor D Building Wall B 30’-0” Minimum C / D Minimum 40% Depth of Usable Space E High Quality Accent Material (e.g., Stone) F Projecting Awning or Canopy
39 BUILDING DESIGN GUIDELINES
4.10 4.11 BUILDING MATERIALS ROOF TREATMENT
A range of primary building materials may be used Buildings may employ flat or sloping roofs. Decorative within the district including but not limited to: Texas building parapets or projections that provide distinctive limestone, granite, or sandstone in light or warm tones, silhouettes should be considered for flat-roofed smooth finished brick, painted brick, smooth finished buildings, while projecting eaves exposed beams and stucco, light-colored pre-cast concrete, and/or other decorative brackets should be integrated into sloping similar high quality materials deemed by the DRC to roof designs. Sloping roofs should utilize standing be compatible and complementary. The use of new seam metal roofs, or concrete or clay tile in warm colors; and innovative materials that provide high levels of composition shingles may be permitted if they are not performance and durability are encouraged. visible from public streets. Flat roofs shold incorporate high-albedo (reflective) coatings. Rooftop mechanical equipment should not be visible from public streets. Penthouses should be architecturally integrated within the overall architectural composition and vocabulary of the building.
Texas Limestone Granite
Smooth Finished Brick Smooth Finish Stucco
Concrete Metal Panel
40 HIGHLAND DESIGN BOOK • OCTOBER 2014 4.12 SIGNAGE
A coordinated signage program must be prepared and submitted to the DRC for their review and approval. All signage must comply with City standards. Signage along pedestrian-priority and pedestrian-street frontages shall be pedestrian-scaled and mounted on buildings within 30 feet of the ground plane. Blade signs, awning signs, under-canopy signs, heraldic signs and letter-mounted signs are encouraged. Monument signs will be permitted at each intersection with Airport Boulevard, Highland Mall Drive, Middle Fiskville Road and Koenig Lane, subject to City standards and DRC approval.
41 42 HIGHLAND DESIGN BOOK • OCTOBER 2014 STREETSCAPE DESIGN GUIDELINES
The guidelines in this chapter are intended to provide site developers and their associated architects and landscape architects with5 specific standards as well as material specifications that will assure high quality streetscapes, that contribute to Highland’s walkable and engaging character. While diversity of expression is encouraged in the treatment of individual buildings throughout the district, the public realm comprised of sidewalks, street trees, planting, lighting and furnishings will provide a level of consistency and quality that sustains the value and attractiveness of the area as a place to learn, live, work and play. With streets providing over 25% of the public space at Highland, their design is critical to the success of the district.
43 STREETSCAPE DESIGN GUIDELINES
5.1 Streetscape Design Principles
The following principles describe the overall approach to '' A network of cycle tracks, bike lanes and “sharrows” the design of streets and streetscapes at Highland. will provide a safe way for cyclists to move throughout the district. Adequate bike parking will '' Streets within the district are designed to provide be provided on-street and within parking garages. an appropriate balance between the movement of automobiles, bicycles and pedestrians. '' All streets will be lined with trees to provide a shady and green canopy above the sidewalk and the '' Vehicular traffic is intended to move through the roadway surface. area in a calm fashion, connecting the perimeter arterial and collector roads with on and off-street '' Sidewalks will be organized to include a curbside parking throughout the district. furnishing and street tree zone and a clear promenading zone adjacent to buildings. '' Streets will reinforce a “park-once” behavior, by providing a safe, comfortable and interesting '' Opportunities for sidewalk cafes and retail extension pedestrian environment that connects multiple areas are encouraged along building frontages. destinations. '' Site developers will be able to choose from '' Streets will provide a direct and comfortable a selected palette of sidewalk materials and pedestrian connection from all parts of the district treatments, and street furnishings (e.g., benches, tree to the planned intermodal MetroRail station along grates, waste receptacles, etc.) in response to specific Airport Boulevard. building front conditions and circumstances.
Cafe Zone Promenade Planting/ Parking/ Roadway Zone Furniture Drop-Off Zone Sidewalks will be organized to include a curbside furnishing zone and a clear promenading zone adjacent to buildings.
44 HIGHLAND DESIGN BOOK • OCTOBER 2014 5.2 Street Network and Cross Sections
Within Highland, a new network of streets is planned '' Street Type A: Connecting Airport Boulevard with to break down the large “superblock” of the shopping the front door of the new ACC campus, beneath an center. Each of the streets will be designed in response existing alee of live oak trees, this “couplet” will flank to its context and to the expected land use and building a public green and activity space. It is planned with conditions alongside. Four street types are preliminarily wide sidewalks lined with cafes, curbside parking designated, each with their own roadway and sidewalk and designated bike lanes. cross section. The anticipated location and alignment of these is shown on the map below (Figure 5). These will '' Street Type B: The extension of Denson Drive be constructed in a phased manner, and it is expected and the north-south roadway along the front of that the final alignment will vary depending upon the the college building will accommodate significant pedestrian volumes and provide convenient parallel * ultimate development plan. HIGHLAND MALL BLVD. parking on both sides of the two-lane street.
'' Street Type C: Throughout the remainder of the C1 C2 district, most streets will provide curbside parking, * AIRPORT BLVD. HIGHLAND MALL BLVD. bike lanes and two-lanes of two-way movement (Street Type C1). In certain locations where existing * C1 C1 trees are preserved (e.g., the extension of Jonathan C2 Street at Highland Mall Boulevard), the street width AIRPORT BLVD. will be reduced (Street Type C2). * C1 '' Street Type D: These streets are in less intensive C1 parts of the district, and as such have narrower roadway and sidewalk widths. C1
C1 C1 C1 C1
MIDDLE FISKVILLE RD.
MIDDLE FISKVILLE RD.
STREET TYPE A: Gateway Green Street (50’ ROW)
STREET TYPE B: Pedestrian Intensive Street (70‘-80’ ROW)
STREET TYPE C: Multi-Modal Street (60‘-70’ ROW)
STREET TYPE D: Secondary Connector Street (60’ ROW)
Mandatory Street (Alignment May Vary Up To 50’)
Non-Mandatory Street
Non-Mandatory Future or Alternate Street
Existing Signalized * Full-Movement Intersection US 290 Existing Non-Signalized Full-Movement Intersection
Existing Driveway Intersection STREET TYPE A: Gateway Green Street (50’ ROW) US 290 STREET TYPE B: Pedestrian Intensive Street (70‘-80’ ROW) NOTE: Cross Sections may vary to preserve existing trees. STREET TYPE C: Multi-Modal Street (60‘-70’ ROW)
STREET TYPE D: Secondary Connector Street (60’ ROW) DRAFT FIGUREMandatory Street (Alignment 5: May Vary UpSTREET To 50’) STREETTYPES NETWORK AND STANDARDS Non-Mandatory Street Highland Mall Redevelopment Plan Prepared by McCann Adams Studio for RedLeaf Properties Non-Mandatory Future or Alternate Street OCTOBER 15, 2014 Existing Trees Existing Trees Existing Signalized To Remain To Remain * Full-Movement Intersection Existing Non-Signalized Full-Movement Intersection
Existing Driveway Intersection 45
NOTE: Cross Sections may vary to preserve existing trees.
27’ 27’
20’ 8' 7’ 12’ 3’ 3’ 12’ 7’ 8' 20' Sidewalk and Parallel Bike Travel Travel Bike Parallel Sidewalk and Furnishing Zone Parking Lane Lane Lane Lane Parking Furnishing Zone 50’ Width Varies 50’ R.O.W. Median R.O.W. STREET TYPE A
DRAFT STREET NETWORK AND STANDARDS Highland Mall Redevelopment Plan Prepared by McCann Adams Studio for RedLeaf Properties OCTOBER 15, 2014 * HIGHLAND MALL BLVD.
C1 C2
AIRPORT BLVD.
* C1
C1
C1 C1
MIDDLE FISKVILLE RD.
STREET TYPE A: Gateway Green Street (50’ ROW)
STREET TYPE B: Pedestrian Intensive Street (70‘-80’ ROW)
STREET TYPE C: Multi-Modal Street (60‘-70’ ROW)
STREET TYPE D: Secondary Connector Street (60’ ROW)
Mandatory Street (Alignment May Vary Up To 50’)
Non-Mandatory Street
Non-Mandatory Future or Alternate Street STREETSCAPE DESIGN GUIDELINES Existing Signalized * Full-Movement Intersection Existing Non-Signalized Full-Movement Intersection
Existing Driveway Intersection US 290 NOTE: Cross Sections may vary to preserve existing trees.
Existing Trees Existing Trees To Remain To Remain
27’ 27’
20’ 8' 7’ 12’ 3’ 3’ 12’ 7’ 8' 20' Sidewalk and Parallel Bike Travel Travel Bike Parallel Sidewalk and Furnishing Zone Parking Lane Lane Lane Lane Parking Furnishing Zone 50’ Width Varies 50’ R.O.W. Median R.O.W. STREET TYPE A
DRAFT STREET NETWORK AND STANDARDS Highland Mall Redevelopment Plan Prepared by McCann Adams Studio for RedLeaf Properties OCTOBER 15, 2014
40’ 15’-20’ 8' 12’ 40’ 12’ 8' 15’-20’ Sidewalk15’-20’ and Parallel8' Travel12’ Travel12’ Parallel8' Sidewalk15’-20’ and Furnishing Zone Parking Lane with40’ Lane with Parking Furnishing Zone Sidewalk and Parallel SharedTravel Lane SharedTravel Lane Parallel Sidewalk and Furnishing15’-20’ Zone Parking8' LaneMarkings12’ with LaneMarkings12’ with Parking8' Furnishing15’-20’ Zone Shared Lane Sidewalk and Parallel SharedTravel Lane70’-80’Travel Parallel Sidewalk and MarkingsR.O.W.Markings Furnishing Zone Parking Lane with 70’-80’Lane with Parking Furnishing Zone Shared LaneR.O.W.Shared Lane Markings Markings STREET70’-80’ TYPE B STREETR.O.W. TYPE B STREET TYPE B
40’ 30’-32’ 40’ 30’-32’ 12.5’-15’ 8' 6' 10’ 10’ 6' 12.5’-15’ 13’-15’ 8'-10’ 11’ 11’ 15’ Sidewalk and Parallel Bike Travel Travel Bike Sidewalk and 12.5’-15’ 8' 6' 40’10’ 10’ 6' 12.5’-15’ Sidewalk13’-15’ and Parking/8'-10’ Sharrow30’-32’11’ Sharrow11’ Sidewalk15’ & Furnishing Zone Parking Lane Lane Lane Lane Furnishing Zone Furnishing Zone Drop Off Furnishing Sidewalk and Parallel Bike Travel Travel Bike Sidewalk and Sidewalk and Parking/ Sharrow Sharrow 65’-70’ SidewalkZone & Furnishing12.5’-15’ Zone Parking8' Lane6' Lane10’ 10’Lane 6'Lane Furnishing12.5’-15’ Zone Furnishing13’-15’ Zone Drop8'-10’ Off 11’60’ 11’ Furnishing15’ R.O.W. R.O.W. Sidewalk and Parallel Bike Travel65’-70’ Travel Bike Sidewalk and Sidewalk and Parking/ Sharrow60’ Sharrow SidewalkZone & Furnishing Zone Parking Lane LaneR.O.W. Lane Lane Furnishing Zone Furnishing Zone Drop Off R.O.W. Furnishing STREET65’-70’ TYPE C1 STREET60’ TYPE C2Zone STREETR.O.W. TYPE C1 STREETR.O.W. TYPE C2 STREET TYPE C1 STREET TYPE C2
36’ 36’ 12’ 8' 10’ 10’ 8' 12’ Sidewalk12’ and Parallel8' Travel10’ Travel10’ Parallel8' Sidewalk12’ and Furnishing Parking Lane 36’ Lane Parking Furnishing Sidewalk and Parallel Travel 60’ Travel Parallel Sidewalk and Furnishing12’ Parking8' Lane10’ 10’Lane Parking8' Furnishing12’ R.O.W.60’ Sidewalk and Parallel Travel Travel Parallel Sidewalk and Furnishing Parking Lane R.O.W.Lane Parking Furnishing STREET60’ TYPE D STREETR.O.W. TYPE D STREETDRAFT TYPE D DRAFT STREET NETWORK AND STANDARDS STREET NETWORKDRAFT AND STANDARDS HighlandSTREET NETWORK Mall Redevelopment AND STANDARDS Plan 46 HIGHLAND DESIGN BOOK • OCTOBER Highland2014Prepared by McCannMall Adams Redevelopment Studio for RedLeaf Properties Plan HighlandPrepared by MallMcCannOCTOBER AdamsRedevelopment Studio 15, 2014 for RedLeaf Properties Plan Prepared by McCann AdamsOCTOBER Studio 15, 2014 for RedLeaf Properties OCTOBER 15, 2014 5.3 Street Trees
All streets within Highland will include a generous Street trees will be planted approximately 25 feet on tree canopy, helping to mitigate heat island effect center and set back from the curb edge by about and providing shade and comfort for the pedestrian. four feet. They will be straight, single trunk and have Located at regular intervals along the curb edge of the matching form and size with a 16-foot minimum height, street, trees will also offer separation from automobile 18-foot average, with a 6’ clear trunk installed. Five movement and help to give scale and character to species, all native to Central Texas will be distributed as the corridors. Existing trees will be maintained to the shown on the map below. Individual site developers maximum extent practicable. Each street is planned will be required to incorporate these street trees along with a particular species to promote continuity along a their frontages. A full list of acceptable plant materials is roadway, and diversity within the district. included in Appendix A.2.
Bald Cypress Species: Bald Cypress (Taxodium distichum) HIGHLAND MALL BLVD. Caliper: 5 inch, container grown Height: 16 ft. minimum, 18 ft. average, 6’ clear trunk installed
AIRPORT BLVD. Shumard Oak DENSON DR. Species: Shumard Oak (Quercus shumardii) Caliper: 5 inch, container grown Height: 16 ft. minimum, 18 ft. average, 6’ clear trunk installed
Cedar Elm
Species: Cedar Elm (Ulmus crassifolia) Highland Station Highland Caliper: 5 inch, container grown Height: 16 ft. minimum, 18 ft. average, 6’ clear trunk installed
TIRADO ST. Monterrey Oak Species: Monterrey Oak (Quercus polymorpha)
MIDDLE FISKVILLE RD. Caliper: 5 inch, container grown Height: 16 ft. minimum, 18 ft. average, 6’ clear trunk installed
CLAYTON LN.
Live Oak Species: Live Oak (Quercus virginiana) Caliper: 5 inch, container grown Height: 16 ft. minimum, 18 ft. average, US 290 6’ clear trunk installed
0 200’ 400’ FIGURE 6: STREET TREES
ACC Buildings
Residential
Office/Commercial 47 Hotel DRAFT Conceptual Plan Potential Ground Level Retail Subject to Change
DRAFT ILLUSTRATIVE PLAN Highland Prepared by McCann Adams Studio for RedLeaf Properties and Austin Community College October 2, 2014 STREETSCAPE DESIGN GUIDELINES
5.4 Sidewalk and Paving Treatment
Three streetscape types are delineated within Highland, include a curbside planting and furnishing zone. A each of which corresponds with the frontage types variety of treatments are prescribed for the sidewalk described in the overall Master Plan (Figure 2 and areas, depending on street type and the particular Figure 7 below). All streets will include continuous circumstances and conditions. More specifically: sidewalks along both sides of the roadway, and all will
HIGHLAND MALL BLVD.
AIRPORT BLVD.
DENSON DR. Highland Station Highland
Pedestrian Intersections
Crosswalk Ramp TIRADO ST. Pedestrian Priority Frontages*
MIDDLE FISKVILLE RD. Pedestrian-Friendly Frontages
General Frontages
0 150’ 300’ CLAYTON LN. * Includes Gateway Green Streets FIGURE 7: STREETSCAPE TYPES
48 HIGHLAND DESIGN BOOK • OCTOBER 2014
US 290
ACC Buildings
Residential
Office/Commercial Hotel DRAFT Conceptual Plan Potential Ground Level Retail Subject to Change
DRAFT ILLUSTRATIVE PLAN Highland Prepared by McCann Adams Studio for RedLeaf Properties and Austin Community College October 2, 2014 +/- 25’ O.C. +/- 25’ Property Line Building Facade Building Overhang
8’ 6.5’ > 8’ +/-5’-10’ Parking Zone Furniture / Pedestrian Zone Cafe Zone Planting Zone
'' Pedestrian Priority Streetscape are expected to have the greatest volumes of pedestrian circulation; these include the east-west streets connecting Airport Boulevard and the MetroRail station with the ACC campus complex. Along these corridors, an unobstructed promenading zone with a minimum width of eight feet should be provided; along the curbside edge, a planting/furnishing zone of 6.5 feet will provide separation from the roadway and a place for benches, light standards, signage and other street furniture; along the building frontages, a setback of five to 10 feet is recommended for outdoor cafes or retail extensions.
49 STREETSCAPE DESIGN GUIDELINES +/- 25’ O.C. Building Facade Building Facade Building +/- 25’ O.C.
8’ 6.5’ 6.5’ > 4’ 8’ 6.5’ 5’ > 4’ Parking Furniture Pedestrian Cafe Parking Furniture Pedestri- Cafe Zone / Planting Zone Zone Zone / Planting an Zone Zone Zone Zone
'' Pedestrian Friendly Streetscape comprise the '' General Streetscapes are less intensive pedestrian great majority of streets within the district including corridors, mostly on the eastern edges of the District all of those that surround the ACC building complex. with a minimum five-foot wide sidewalk and a 6.5- These streets should provide a generous pedestrian foot curbside planting zone. zone (i.e., sidewalk) of at least 6.5 feet in addition to the 6.5-foot planting zone along the curb. Cafes should have a sidewalk width of at least 4 feet.
50 HIGHLAND DESIGN BOOK • OCTOBER 2014 '' Paving: Highland streetscapes will incorporate light broom finished concrete sidewalks in the pedestrian zone, with concrete pavers in a running bond pattern in the curbside planting zone and on designated cross walks and ramps. The attached diagram describes the desired paver type and color mix, and their location. Paving of setback areas shall extend the same paving treatment as in the public right-of-way, except where the site developer chooses to include landscaped area “leave-outs” or vine pockets along a building front.
Paver Grates '' Crosswalks: All of the crosswalks designated on the Sidewalk and Paving Master Plan shall be constructed with concrete pavers, edged with a concrete band and with a contrasting “ladder” pattern, as shown on the attached diagram.
'' Curbside Planting Zone: The treatment of the 6.5-foot wide curbside planting/furnishing zone can vary depending on the specific condition of the adjacent building frontage. The final treatment will be selected jointly by the master developer and the site developer in consultation with the DRC, but could include one of the following: Rectangular “Leave-Out” Planter
• Concrete pavers with paver grates around the tree on streets where there is the greatest pedestrian intensity;
• Concrete pavers with a rectangular “leave-out” planter at the base of each street tree, which could occur on any of the three street types; or
• A continuously planted “parkway strip” on frontages that have less pedestrian intensity. Zeroscaping and drought-tolerant plantings should also be considered. Parkway Strip
51 STREETSCAPE DESIGN GUIDELINES
5.5 Street Lighting
Highland street lights will be located in the planting zone along both sides of all streets, generally spaced at intervals of 75 feet. The height of the pole will be approximately 15 feet to be in scale with both the pedestrian and vehicular corridors. As shown right, a high quality full cut-off LED fixture is specified. In addition to street lighting, each tree will have a duplex GFCI outlet at its base to provide for decorative and festoon lighting. Additional accent lighting along building fronts is also encouraged.
Model: Del Parque - DPQ-305-PT-DS5-LED-240-CG Size: +/- 15’ Tall Manufacturer: ELA - Environmental Lighting for Architecture, Inc. Material: Cast aluminum - corrosion resistant Finish: TGIC thermoset polyester powder coat paint - Architectural Grey Note: Install per manufacturer’s specifications. Decorative Tree Lighting Del Parque Street Light Fixture
52 HIGHLAND DESIGN BOOK • OCTOBER 2014 5.6 Street Furnishings
Highland street furnishings have been selected to create a family of high quality and robust elements Bike Racks with a casual, modern and urban feel. Metal surfaces are generally silver, being of cast aluminum, galvanized or silver powder-coated finishes. The DRC will review furnishings on a site-by-site basis, taking into consideration the context and the specific building program and needs.
GFCI Outlet
Light Fixture Split Carriage Stone Paver
Benches
'' Benches are Trio by Forms and Surfaces, in a 48-inch length. It is of cast aluminum and available in both a backless and backed form. Benches are typically placed in the planting/furnishing zone, perpendicular to the curb and on center with the street trees.
53 STREETSCAPE DESIGN GUIDELINES
'' Bicycle racks are Hoop Rack by Dero, with a '' Landfill Waste and recycling bins are by stainless steel finish. These shall be placed in the Landscape Forms site furnishings, of powder- planting/furnishing zone perpendicular to the curb coated steel, with a 35-gallon capacity. A pair of and centered with the street tree. these, one for landfill waste and one for recycling, are typically located at each intersection near one of the corner curb ramps.
'' Bollards will be context specific and reviewed '' Drinking fountains, if provided will be silver in by the DRC on a site-by-site basis. An example of color by MDF (Most Dependable Fountains), and an approved bollard is the stainless steel Calpipe will be accessible and include the pet fountain and bollard shown in the above image. bottle filling stations in designated locations. Such fountains should be provided in special plaza areas, rather than within the typical sidewalk zone.
54 HIGHLAND DESIGN BOOK • OCTOBER 2014 5.7 Outdoor Café Zones
Outdoor dining is encouraged throughout Highland, particularly along pedestrian priority streets where sidewalk widths in combination with building setbacks provide generous provision for café seating and promenading. The DRC will allow for additional setbacks (beyond those described in Section 3.3) on other streets to provide for outdoor seating and cafes. The following provides standards for the treatment of all café extension areas:
'' Promenading Zone: Cafes shall maintain an unobstructed sidewalk zone for promenading (outside of the 6.5-foot planting/furnishing zone along the curbside) as follows:
• At least eight feet along “Pedestrian Priority” streets; 7-9’ 5’ min. 6’ 6.5” 8’ min. 8’-20’ Cafe Zone Clear Furniture Furniture Clear Zone Cafe Zone • At least 6.5 feetZone on “PedestrianZone Friendly” streets; Zone and 3-5’ 15’ 8’ 12’ Setback Sidewalk & Landscape Parking Travel Lane Outdoor Cafe on Pedestrian Priority Street • At least five feet on “General” streets. 7-9’ 5’ min. 6’ 70’ 6.5” 8’ min. 8’-20’ Cafe Zone Clear Furniture Furniture Clear Zone Cafe Zone Zone Zone Zone 0 5 10 ft 3-5’ 15’ 8’ 12’ Setback Sidewalk & Landscape Parking Travel Lane
70’
0 5 10 ft
4’-6’ 5’ min. 6.5’ Cafe Clear Furniture Zone Zone Zone
Outdoor dining is encourage throughout Highland. Outdoor Cafe on General Street 4’-6’ 5’ min. 6.5’ Cafe Clear Furniture Zone Zone Zone 0 5 10 ft 55
0 5 10 ft STREETSCAPE DESIGN GUIDELINES
Café tables will be permitted within the curbside planting zone. Moveable planters provide the cafe with an attractive separation from the promenading zone.
'' Café Zone: The depth of the café zone will depend '' Furniture Materials: Tables and chairs will be of on the available area between the promenading a high quality, suitable for exterior use with metal, zone and the building front, but should be no less plastic and/or durable and weathering woods. All than four feet. tables and chairs shall be movable; none will be permitted to be bolted or affixed to the sidewalk. '' Permanent Improvements: Unless the site All furniture shall be commercial grade and developer or a future building tenant obtains manufactured and constructed for outdoor use. approval from the master developer and the DRC, no permanent improvements (e.g., barriers, trellises, '' Flower Boxes and Planters: Flower boxes or structures, etc.) or sidewalk modifications will be planters may be used to define the boundaries permitted. Proposed improvements or sidewalk of the cafe seating area. To avoid blocking the modifications will be reviewed on a case-by-case patron’s vision while seated, the combined height basis. of the planters and live plants shall not exceed 40 inches from sidewalk grade. The boxes or planters '' Curbside Zones: Café tables will be permitted shall be no greater in height than 30 inches and no within the curbside planting/furnishing zone, wider than 24 inches at the base. Taller plants may provided that no permanent improvements or be permitted depending on the location of the barriers are constructed and that the required sidewalk café, as approved by the DRC and/or POA. promenade zone is achieved. The flower boxes, planters, and storage bins shall '' Umbrellas: Individual canvas or other non-vinyl be moveable and be made of a safe, durable and umbrellas of a compatible design may be permitted attractive material such as clay, wood or steel. All in café extension areas, but shall not extend into the boxes, planters and planting areas must be planted promenading zone. Umbrellas shall be made for with live plants year-round. The cafe owner shall be outdoor commercial use. responsible for the prompt removal of all empty or poorly maintained planters or plantings.
56 HIGHLAND DESIGN BOOK • OCTOBER 2014 5.8 Services and Utilities
'' Switch Gears and Electric Transformers: Switch gears and transformers should generally be located along service alleys/streets, within or adjacent to parking garages or set back from the street substantially and screened, either with an enclosure or vegetation, as allowed by Austin Energy. Switch gears, transformer pads, and other equipment may not be located facing (or visible from) a “Pedestrian Priority” street or its building setback areas. Site developers will be required to obtain approval from Austin Energy and the master developer for the appropriate numbers, sizes and final locations of Retractable fabric awnings that provide shade and color are transformers serving their sites. The DRC must also particularly encouraged. approve transformer locations and their screening.
'' Canopies and Projecting Awnings: Permanent '' Reduced Pressure Zone (RPZ) Devices: RPZs shall fixed canopies shall be subject to DRC approval, and be located on the property owner side of the water shall not be permitted to project within the public meter, on private property and shall be encased in a right-of-way. Fabric awnings that provide shade fiberglass enclosure. and color are encouraged, particularly high quality retractable ones that can be adjusted seasonally '' Grease Traps: Grease traps shall be carefully sited, and throughout the day. Awnings will be permitted preferably away from “Pedestrian Priority” frontages to encroach into the public right-of-way, subject to or sidewalks, and located in service zones or in DRC approval, and license agreements that may be setback areas along less intensive streets. required with the City of Austin. '' On-Street Trash Collection Spaces: On pick-up '' Trash, Recycling and Compostables Receptacles: days dumpsters may be rolled into a special zone of All trash, recyclables and compostables generated the on-street parking area fronting a site for its trash/ by the café shall be disposed of by the business recycling collection, under the condition that this in receptacles provided internal to the building space is a dedicated, level area that will not allow the or within the café zone. Any exterior receptacles dumpsters to roll away from this designated location shall be of durable commercial grade materials and that the dumpsters are removed promptly after and located against the building façade; no such pick-up. (RedLeaf/ACC will work with City staff to receptacles will be permitted in the curbside zone. secure this provision.)
'' Storage: Furniture may not be stacked or stored outside in setback areas or in the public right-of-way at any time. Cafe furniture shall not be secured to street lighting poles, trees or any other public street furniture.
57 58 HIGHLAND DESIGN BOOK • OCTOBER 2014 ADMINISTRATION OF THE DESIGN BOOK 6
59 ADMINISTRATION OF THE DESIGN BOOK
6.1 6.2 Design Book Submittal Requirements
Philosophy: This Design Book has been developed Submittal Requirements: For all planned building to promote a cohesive and high quality development improvements at Highland, on either ACC or RedLeaf that achieves the vision for Highland as a compact controlled property, the project owner will be required and pedestrian-friendly mixed-use community. It to adhere to the following three-stage submission is intended to guide new development, and any process with the Highland Redevelopment Design modification of such new development, in ways that Review Committee (DRC): promote connectivity, activity, authenticity, sustainability and livability. Except where specifically noted, this '' Preliminary Site Plan Approval: Preliminary layout Design Book is not intended to be a highly prescriptive and base information are approved by the DRC prior solution dictating a particular style, but rather to provide to completing design documents, and must include: performance criteria that can encourage diversity, creativity and innovation in the spirit of the Highland • Application Form including list of changes from vision. Preliminary Site Plan.
Authority: Highland is subject to the terms and • Conceptual Site Plan at 1”=20’, indicating provisions of the Highland Redevelopment Master building footprints, rights-of-way, lot lines, Covenant, Highland Redevelopment Agreement setbacks, streets, driveways, alleys, parking Regarding Governance and Highland Redevelopment layouts, service areas, proposed utility Mixed-Use Covenant, each recorded or to be recorded in connections and publicly accessible open the Official Public Records of Travis County, Texas. spaces.
• Section 6.02 of the Master Covenant • Development Program and Key Information • Section 4 of the Agreement Regarding including, but not limited to, building floor area, Governance the anticipated mix and number of dwelling • Article 6 of the Mixed Use Covenant units, covered and uncovered parking spaces, bicycle parking, open space area, impervious cover for each lot, building heights, residential and commercial density, and other key information that is warranted by the particular project.
• Conceptual Grading Plan indicating existing contours from the mass grading plan, proposed changes to lot grades, overall site drainage and proposed ground level finished floor elevations.
The above should be provided as: • One (1) full size set of hardcopy plans • Electronic 11”x17” reductions of plans and drawings in PDF format
60 HIGHLAND DESIGN BOOK • OCTOBER 2014 '' Architectural Design Approval: Following the character and specific features of the public approval of the preliminary site plan, portions of environment and the proposed buildings. the architectural design must be completed and submitted to the DRC for approval. Any changes • Landscape Plan at 1”=20’ or larger, showing to the preliminary site plan will also be presented the location and type of plant materials, to the DRC for their approval as a proposed hardscape, fences, walls, furnishings, etc. amendment to the approved preliminary site plan. The architectural design submittal must include: • Material Sample Board indicating exterior colors and materials to be used for each building and a roofing material sample. • Application Form including list of changes from Preliminary Site Plan. • Grading Plan indicating existing contours from the mass grading plan, proposed changes to lot • Site Plan at 1”=20’, indicating building grades, overall site drainage and finished floor footprints, rights-of-way, lot lines, setbacks, elevations. streets, driveways, alleys, parking layouts, service • Phasing and Construction Plan indicating the areas, furnishings, proposed utility connections proposed sequence of site preparation, open and publicly accessible open spaces. space and building construction.
• Development Program and Key Information The above should be provided as: including, but not limited to, building floor area, • One (1) full size set of hardcopy plans the anticipated mix and number of dwelling • Electronic 11”x17” reductions of plans and units, covered and uncovered parking spaces, drawings in PDF format bicycle parking, open space area, impervious cover for each lot, building heights, residential '' Final Approval: An applicant may not commence construction of any improvement until it obtains and commercial density, and other key written approval from the DRC. The final approval information that is warranted by the particular submission must include: project.
• Floor Plans at 1/16”=1’-0” or greater, • Application Form including list of changes from describing the configuration of ground floor Preliminary Site Plan. and upper floors for each building, with • Approved Construction Documents including a clear indication of parking, service areas and complete set of construction drawings approved mechanical rooms, dwelling units, common by the City of Austin and final specifications. open space, porches, etc. • List of Any Changes includes any changes from the approved architectural design documents • Building Elevations and Sections at 1/8”=1’- listed above. 0” or larger of each elevation, describing key architectural elements, proposed building The above should be provided as: materials, colors and finishes. • One (1) set of full size hard copy plans • Illustrative Renderings describing the overall • Electronic plans and specifications in PDF format
61 ADMINISTRATION OF THE DESIGN BOOK
6.3 Submittal Procedures
Submittal Procedures expire, and the applicant must reapply for approval before commencing any activities. Once construction The DRC will meet and issue a decision within thirty is commenced, it shall be diligently pursued to (30) calendar days after it receives a complete submittal completion. All improvements shall be completed at each stage of the submission process. The DRC may within two (2) years of the commencement unless “Approve as Submitted,” “Approve with Conditions” or otherwise specified in the notice of approval or unless “Disapprove” the submission. In the event the DRC the DRC, in its discretion, grants an extension in writing. approves the submittal with conditions or requests additional information, the DRC shall notify the applicant in writing of the final determination no later than Certificate of Compliance thirty (30) days after the applicant’s satisfaction of the conditions, correction of the deficiency or submission of Any owner may request in writing that the DRC issue additional information requested by the DRC. a certificate of compliance (COC) for a completed improvement, certifying that there are no known The Applicant may appeal the DRC’s decision and has violations of this Design Book. The applicant must fifteen (15) calendar days to submit an appeal to the notify the DRC in writing when the approved project is DRC. The appeal must be in writing and should include complete. Within sixty (60) calendar days of notification, specific objections or circumstances justifying the the DRC will inspect the project for compliance with the appeal. The DRC has thirty (30) calendar days from the approved plans. If the project is in compliance, the DRC receipt of the appeal to render a final and conclusive will issue a recordable COC. If significant deviations from decision. the approved plans have occurred, the DRC may issue a Notice of Violation. The notice will describe the nature If the DRC fails to respond in a timely manner, the of the violation and may identify recommendations for applicant must give the DRC written notice of such correction. The COC will not be issued until the Notice failure to respond, stating that unless the DRC responds of Violation is retracted by the DRC, typically upon within thirty (30) days, approval shall be deemed implementation of an agreeable resolution. granted. However, no approval, whether expressly granted or deemed granted, shall be inconsistent with the design guidelines contained in this Design Book Fees unless a written variance has been granted. During the development period, an application fee Changes during the construction process of previously of $5,000 will be payable with the application for approved improvements must be approved in a similar preliminary site plan approval. Such a fee will be for manner, as applicable, to each individual change. reasonable compensation for services rendered by members of the DRC and for expenses incurred by them As part of any approval, the DRC may require that in performance of their duties. Such costs may include construction commence within a specified and reasonable costs incurred in having professionals review reasonable time period. If construction does not any application. Any costs incurred by the DRC in excess commence within the required period, approval shall of the application fee will be the sole responsibility of
62 HIGHLAND DESIGN BOOK • OCTOBER 2014 the applicant. If the costs incurred by the DRC are less Redevelopment Property Owner’s Association than the application fees paid by the applicant, the Board may amend the Design Book. The DRC may balance shall be refunded to the applicant once the grant reasonable variances or adjustments from any submission process is completed. conditions and restrictions imposed by the Highland Covenants and/or this Design Book in order to overcome Upon expiration or termination of the development practical difficulties and unnecessary hardships arising period, the Highland Redevelopment Property Owner’s by reason of the application of the conditions and Association Board will establish the fee/compensation restrictions contained in such instruments; provided policy. however, no variance may be materially detrimental or injurious to other property within Highland or deviate substantially from the general intent and purpose of the Governmental Requirements Highland Covenants or the Design Book.
To the extent that any applicable government In the event this Design Book is refined or amended ordinance, building code or regulation imposes a more in a manner which makes previously approved and restrictive standard than the standards set forth in any completed improvements no longer compliant, Highland Covenant or as described in this Design Book, compliance with the refined or amended Design the applicable government standard will control. To the Book will be grandfathered for such improvements. extent that any applicable government standard is less Improvements which are noncompliant may not be restrictive, the Highland Covenants and this Design Book expanded. In the event more than 50% of the value (in that order) will control. Plans submitted to the DRC of the noncompliant improvements are destroyed or must comply with all applicable laws, codes, regulations damaged, the repair or reconstruction must cause such and governmental requirements. improvements to comply with the refined or amended Design Book in their entirety.
Amendments to the Design Book Limitation of Liability This Design Book is envisioned as a dynamic document that will continue to evolve in response to changing Approval of plans and specifications is not a conditions and to the Highland vision. As such, it is representation, warranty or guarantee that the structure anticipated that over the life of the community, this is in compliance with governmental requirements or Design Book will need to be refined or amended to restrictions or requirements other than the terms of the incorporate new conditions and waivers of certain Design Book. Please be advised that this Design Book requirements may need to be made from time to may change from time to time. A copy of the current time to take advantage of special opportunities and/ Design Book may be obtained from the DRC. A fee may or circumstances. During the development period, be charged to cover reproduction costs. amendments to the Design Book may be made by ACC and RedLeaf (co declarants). Upon expiration or termination of the development period, the Highland
63 64 HIGHLAND DESIGN BOOK • OCTOBER 2014 APPENDICES
65 APPENDICES
A.1 STREET SECTIONS AND STREETSCAPE DESIGN STANDARDS
* HIGHLAND MALL BLVD.
C1 C2
AIRPORT BLVD.
* C1
C1
C1 C1
MIDDLE FISKVILLE RD.
STREET TYPE A: Gateway Green Street (50’ ROW)
STREET TYPE B: Pedestrian Intensive Street (70‘-80’ ROW)
STREET TYPE C: Multi-Modal Street (60‘-70’ ROW)
STREET TYPE D: Secondary Connector Street (60’ ROW)
Mandatory Street (Alignment May Vary Up To 50’)
Non-Mandatory Street
Non-Mandatory Future or Alternate Street
Existing Signalized * Full-Movement Intersection Existing Non-Signalized Full-Movement Intersection
Existing Driveway Intersection US 290 NOTE: Cross Sections may vary to preserve existing trees.
Existing Trees Existing Trees To Remain To Remain
27’ 27’
20’ 8' 7’ 12’ 3’ 3’ 12’ 7’ 8' 20' Sidewalk and Parallel Bike Travel Travel Bike Parallel Sidewalk and Furnishing Zone Parking Lane Lane Lane Lane Parking Furnishing Zone 50’ Width Varies 50’ R.O.W. Median R.O.W. STREET TYPE A
DRAFT STREET NETWORK AND STANDARDS 66 HIGHLAND DESIGN BOOK • OCTOBERHighland 2014 Mall Redevelopment Plan Prepared by McCann Adams Studio for RedLeaf Properties OCTOBER 15, 2014 40’ 15’-20’ 8' 12’ 12’ 8' 15’-20’ Sidewalk and Parallel Travel Travel Parallel Sidewalk and Furnishing Zone Parking Lane with Lane with Parking Furnishing Zone Shared Lane Shared Lane Markings Markings 70’-80’ R.O.W. STREET TYPE B
40’ 30’-32’
12.5’-15’ 8' 6' 10’ 10’ 6' 12.5’-15’ 13’-15’ 8'-10’ 11’ 11’ 15’ Sidewalk and Parallel Bike Travel Travel Bike Sidewalk and Sidewalk and Parking/ Sharrow Sharrow Sidewalk & Furnishing Zone Parking Lane Lane Lane Lane Furnishing Zone Furnishing Zone Drop Off Furnishing 65’-70’ 60’ Zone R.O.W. R.O.W. STREET TYPE C1 STREET TYPE C2
36’
12’ 8' 10’ 10’ 8' 12’ Sidewalk and Parallel Travel Travel Parallel Sidewalk and Furnishing Parking Lane Lane Parking Furnishing 60’ R.O.W. STREET TYPE D
DRAFT STREET NETWORK AND STANDARDS Highland Mall Redevelopment Plan 67 Prepared by McCann Adams Studio for RedLeaf Properties OCTOBER 15, 2014 APPENDICES
A.2 PLANT LIST
This Plant Material List is intended to provide a broad range of choices to create a healthy, vibrant and diverse landscape palette. This list is not meant to be exclusive; 80 percent of the plantings in the Highland community should be selected from this list. The list will be periodically reviewed and updated, not to limit, but rather expand, the potential range of suitable choices.
This plant list incorporates all plant materials recommended in the City of Austin “Preferred Plant List” and the Grow Green Native and Adapted Landscape Plants Guide (August 2003), with the exception of certain invasive species. Plants noted with an asterisk (*) are included in the Grow Green Native and Adapted Landscape Plants. Grow Green is a partnership between the City of Austin Watershed Protection and Development Review Department and the Texas Cooperative Extension, in cooperation with local nurseries. Their guide to native and adapted landscape plants was created to help one choose plants that will thrive in the Austin environment and aid in preserving water and water quality. The guide includes information such as physical characteristics, water and light requirements, and more, for each plant. It is available free of charge at many area nurseries (see www.growgreen.org for additional information).
68 HIGHLAND DESIGN BOOK • OCTOBER 2014 Highland Design Book Plant List revised September 2014 Austin, TX DECIDUOUS TREES Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments Acacia farnesiana Huisache 20' x 20' 8' ht. yes yes
Acer palmatum Japanese Maple 15' x 10' 6' ht. no no specimen or contain use only. Protect from wind Aesculus pavia* Red Buckeye 10' x 20' 8' ht. yes yes
Bauhinia congesta* Anacacho Orchid Tree 6' x 12' 8' ht. yes no not reliably winter hardy- protected locations only Carya illinoiensis* Pecan 50' x 50' 2" cal. yes yes
Cercidium x 'Desert Museum' Desert Museum Palo Verde 25 x 25'
Cercis canadensis var. mexicana* Mexican Redbud 20' x 15' 8' ht. yes yes
Cercis canadensis var. texensis* Texas Redbud 20' x 15' 8' ht. yes yes
Chilopsis linearis* Desert Willow 20' x 15' 8' ht. yes yes
Cornus drummondii* Roughleaf Dogwood 20' x 15' 8' ht. yes yes
Cotinus obovatus* Smoke Tree 12' x 8' 8' ht. yes yes can be difficult to source
Diospyros texana* Texas Persimmon 15' x 10' 8' ht. yes yes
Fraxinus texensis* Texas Ash 50' x 40' 2" cal. yes yes
Ilex decidua* Possumhaw Holly 20' x 12' 8' ht. yes yes
Juglans major Arizona Walnut 40' x 50' 8' ht. yes yes
Juglans microcarpa Little Walnut 20' x 30' 8' ht. yes yes
Juglans nigra Eastern Walnut 70' x 80' 8' ht. yes yes
Koelreuteria paniculata Golden Rain Tree 30' x 25' 2" cal. yes no ornamental accent use only. attracts bugs and bees Lagerstroemia indica* Crape Myrtle 25' x 15' 8' ht. yes no many varieties available
Leucaena retusa* Goldenball Leadtree 20' x 15' 8' ht. yes yes
Magnolia soulangiana Saucer Magnolia 30' x 25' 8' ht. no no ornamental accent use only
Parkinsonia aculeata* Retama 25' x 20' 8' ht. yes yes
Pistacia texana* Texas Pistache 20' x 15' 12' ht. yes yes may not readily available
Platanus occidentalis var. glabrata Texas Sycamore 70' x 40' 2" cal. yes yes
Platanus mexicana Mexican Sycamore 60' x 40' 2" cal. yes yes
Prosopis glandulosa* Honey Mesquite 25' x 30' 8' ht. yes yes
Prunus mexicana* Mexican Plum 20' x 15' 8' ht. yes yes
Prunus persica Flowering Peach 15' x 10' 8' ht. yes no
Prunus serotina var. eximia* Escarpment Black Cherry 20' x 30' 8' ht. yes yes
69
*Green Grow Native and Adapted Landscape Plants 1 APPENDICES
Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments Quercus glaucoides / laceyi* Lacey Oak 20' x 40' 2" cal. yes yes
Quercus microcarpa Bur Oak 75' x 50' 2" cal. yes yes
Quercus marilandica Blackjack Oak 50' x 60' 2" cal. yes yes
Quercus muhlenbergii* Chinquapin Oak 60' x 30' 2" cal. yes yes
Quercus polymorpha* Mexican White Oak 40' x 30' 2" cal. yes yes
Quercus shumardii* Shumard Oak 60' x 40' 3" cal. yes yes needs acidic soils. Also verify not a pin oak Quercus stellata Post Oak 50' x 75' 2" cal. yes yes may not be readily available
Quercus texana* Texas Red Oak 25' x 15' 3" cal. yes yes
Rhamnus caroliniana* Carolina Buckthorn 20' x 15' 8' ht. yes yes native understory, does well in moist areas Rhus copallina / lanceolata* Flameleaf Sumac 15' x 20' 8' ht. yes yes excellent fall color
Salix babylonica Weeping Willow 30' x 25' 2" cal. no no park wetland and pond use only
Salix nigra Black Willow 50' x 40' 2" cal. no yes park wetland and pond use only
Sophora affinis* Eve's Necklace 20' x 30' 8' ht. yes yes soil dependent
Taxodium distichum* Bald Cypress 75' x 50' 2" cal. yes yes soil dependent
Taxodium mucronatum* Montezuma Cypress 75' x 50' 2" cal. yes yes
Ulmus americana American Elm 60' x 40' 2" cal. no yes Dutch Elm Disease resistant cultivars only Ulmus crassifolia* Cedar Elm 50' x 35' 2" cal. yes yes
Ungnadia speciosa* Mexican Buckeye 20' x 15' 8' ht. yes yes
X Chitalpa (Chitalpa tashkentensis) Chitalpa 20'x 15' 2' cal yes yes* Hybrid of native Catalpa and Desert Willow species
70 HIGHLAND DESIGN BOOK • OCTOBER 2014
*Green Grow Native and Adapted Landscape Plants 2 EVERGREEN TREES Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments Arbutus texana Texas Madrone 25' x 30' 6' ht. yes yes may not be readily available
Cupressus arizonica* Arizona cypress 30' x 20' 8' ht. yes yes
Juniperus virginiana* Eastern Red Cedar 40' x 20' 8' ht. yes yes
Quercus virginiana* Southern Live Oak 50' x 50' 3" cal. yes yes
Eriobotrya japonica Loquat 15' x 10' 6' ht. no no
Ilex vomitoria* Yaupon Holly 20' x 12' 8' ht. yes yes
Myrica cerifera* Southern Wax Myrtle 10' x 8' 6' ht. yes yes
Pinus eldarica Afghan Pine 50' x 25' 8' ht. yes no
Pinus thunbergii Japanese Black Pine 50' x 25' 8' ht. yes no
Prunus caroliniana* Cherry Laurel 25' x 15' 6' ht. yes yes
Sophora secundiflora* Texas Mountain Laurel 20' x 10' 6' ht. yes yes
71
*Green Grow Native and Adapted Landscape Plants 3 APPENDICES
EVERGREEN SHRUBS Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments Abelia grandiflora* Glossy Abelia 6' x 6' 4' o.c. yes no
Abelia grandiflora, dwarf varieties Dwarf Abelia 3' x 3' 3' o.c. yes no Edward Goucher', 'Sherwoodii'.
Agave spp.* Agave 4' x 6' 5' o.c. yes yes many varieties available
Artemesia ludoviciana Artemesia 2' x 2' 2' o.c. yes yes
Artemesia x 'Powis Castle'* Powis Castle Artemesia 2' x 2' 2' o.c. yes no
Berberis trifoliata* Agarita 4' x 4' 3' o.c. yes yes spiny shrub
Cotoneaster glaucophylla* Grayleaf Cotoneaster 3' x 5' 3' o.c. yes no
Cotoneaster spp.* Cotoneaster 3' x 5' 3' o.c. yes no
Cycas revoluta King Sago 6' x 4' 5' o.c. no no specimen or container use only
Dasylirion texana* Texas Sotol 4' x 4' 4' o.c. yes yes
Dietes bicolor* Bicolor Iris 3' x 3' 3' o.c. yes no
Fatsia japonica Fatsia 4' x 4' 3' o.c. no no specimen or container use only. For deep shade Feijoa sellowiana Pineapple Guava 6' x 6' 5' o.c. yes no
Hesperaloe parviflora* Red Yucca 4' x 4' 3' o.c. yes yes
Ilex vomitoria 'Nana'* Dwarf Yaupon 2' x 2' 2' o.c. yes no
Jasminum floridum Florida Jasmine 3' x 4' 4' o.c. yes no
Jasminum mesnyi* Primrose Jasmine 8' x 8' 5' o.c. yes no
Juniperus chinensis 'Sea Green' Sea Green Juniper 5' x 6' 4' o.c. yes no
Juniperus conferta Shore Juniper 1.5' x 8' 6' o.c. yes no
Juniperus horizontalis cultivars Andorra Juniper 2' x 4' 3' o.c. yes no
Leucophyllum frutescens* Texas Sage 5' x 4' 4' o.c. yes yes
Loropetalum spp. Loropetalum 8' x 5' 4' o.c. yes no
Myrica pusilla Dwarf Wax Myrtle 4' x 4' 3' o.c. yes yes may be damaged in icey conditions Nerium oleander* Oleander 15' x 10' 6' o.c. yes no poisonous if eaten
Nolina texana* Sacahuista, Bear Grass 2' x 3' 3' o.c. yes yes shade tolerant
Opuntia engelmannii var lindheimeri* Prickly Pear Cactus 3' x 3' 3' o.c. yes yes spineless variety available
Rhus virens Evergreen Sumac 12' x 8' 8' o.c. yes yes
Rosa spp.* Rose varies NA yes varies
Rosmarinus officinalis* Upright Rosemary 4' x 5' 3' o.c. yes no
Rosmarinus officinalis 'prostratus' Prostrate Rosemary 2' x 5' 3' o.c. yes no
72 HIGHLAND DESIGN BOOK • OCTOBER 2014
*Green Grow Native and Adapted Landscape Plants 4 Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments Sabal minor* Dwarf Palmetto 5' x 5' 4' o.c. no yes park wetland and pond use only, shade Viburnum suspensum"* Sandankwa Viburnum 6' x 6' 4' o.c. no no tolerant of part shade
Yucca pallida* Paleleaf Yucca 1' x 2' 2' o.c. yes yes
Yucca pendual / recurvifolia* Softleaf Yucca 5' x 3' 3' o.c. yes yes
Yucca rupicola* Twist Leaf Yucca 2' x 2' 2' o.c. yes yes shade
SEMI-EVERGREEN SHRUBS Dalea bicolor Dalea 3' x 3' 3' o.c. yes yes
Malpighia glabra* Barbados Cherry 3' x 2' 2' o.c. yes yes
Salvia greggii* Cherry Sage 3' x 3' 3' o.c. yes yes color varieties available
73
*Green Grow Native and Adapted Landscape Plants 5 APPENDICES
DECIDUOUS SHRUBS Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments Ageratina havanense* White Mistflower / Boneset 5' x 3' 3' o.c. yes yes
Anisacanthus quadrifidus var. wrightii* Flame Acanthus 3' x 3' 3' o.c. yes yes
Buddleja davidii* Butterfly Bush 5' x 5' 4' o.c. yes no
Buddleja marrubiifolia* Wooly Butterfly Bush 6' x 6' 5' o.c. yes yes
Callicarpa americana* American Beautyberry 6' x 6' 5' o.c. yes yes moist areas
Capsicum annuum* Chile Pequin 3' x 3' 2' o.c. yes yes
Cassia corymbosa* Flowering Senna 8' x 6' 5' o.c. yes no move to adopted list
Cassia lindheimeriana Lindheimer's Cassia 2' x 3' 2' o.c. yes yes
Cephalanthus occidentalis Button Bush 8' x 10' 6' o.c. yes yes park wetland and pond use only
Chaenomeles speciosa Flowering Quince 6' x 6' 5' o.c. no no
Dalea frutescens* Black Dalea 2' x 4' 3' o.c. yes yes
Eupatorium coelestinum* Blue Mistflower 3' x 3' 3' o.c. yes yes
Eysenhardtia texana* Kidneywood 10' x 6' 6' o.c. yes yes limited availability
Hamamelis virginiana Witch Hazel 10' x 8' 6' o.c. yes yes
Hibiscus syriacus Althea 10' x 6' 5' o.c. no no
Lantana horrida* Texas Lantana 4' x 4' 3' o.c. yes yes
Malvaviscus arboreus var. drummondii Turks Cap 3' x 4' 3' o.c. yes yes
Mimosa borealis* Fragrant Mimosa 4' x 4' 3' o.c. yes yes thorns
Pavonia lasiopetala* Rock Rose Pavonia 2' x 3' 2' o.c. yes yes
Philadelphus coronarius* Mock Orange 10' x 8' 6' o.c. yes no
Punica granatum* Pomegranate 10' x 6' 4' o.c. yes no dwarf varieties available
Rhus aromatica* Aromatic Sumac 6' x 4' 5' o.c. yes yes
Salvia regla* Mountain Sage 5' x 4' 3' o.c. yes no
Senna lindheimeriana* Lindheimer Senna 4' x 4' 3' o.c. yes yes
Symphoricarpos orbiculatus* Coralberry 2' x 3' 3' o.c. yes yes shade lover
Tecoma stans var. angustata* Yellow Bells 4' x 4' 4' o.c. yes yes
Teucrium fruticans* Bush Germander 5' x 5' 5' o.c. yes no
Viburnum rufidulum* Rusty Blackhaw Viburnum 15' x 10' 8' o.c. yes yes
74 HIGHLAND DESIGN BOOK • OCTOBER 2014 *Green Grow Native and Adapted Landscape Plants 6 EVERGREEN GROUND COVERS Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments Aspidistra elatior* Cast Iron Plant 36" x 24" 24" o.c. no no deep shade
Carex perdentata* Meadow Sedge 18" x 18" 12" o.c. yes yes
Carex texensis* Texas Sedge 8" x 18" 12" o.c. yes yes
Carex tumulicola* Berkeley Sedge 12" x 12" 12" o.c. yes no
Chrysactinia mexicana* Damianita 24" x 18" 18" o.c. yes yes thrives in dry areas
Liriope muscani 'evergreen giant' Giant Liriope 24" ht. 24" o.c. no no
Ophiopogon japonicus* Monkey Grass 12" ht. 12" o.c. no no
Oreganum vulgare* Oregano 36" x 36" 36" o.c. yes no
Phyla incisa* Frogfruit 4" x 1' 12" o.c. yes yes
Rivina humilis* Pigeonberry 1' x 2' 24" o.c. yes yes native understory
Ruellia brittoniana 'Katie'* Katie Dwarf Ruellia 12" x 12" 12" o.c. yes no
Santolina chamaecyparissus* Santolina 12" x 24" 24" o.c. yes no
Sedum nuttallianum* Sedum 6" ht. 12" o.c. yes no many varieties available
Setcreasea pallida* Purple Heart 12" ht. 12" o.c. yes no speciman or container use only
DECIDUOUS GROUND COVERS semi-evergreen, not always Ceratostigma plumbaginoides* Leadwort Plumbago 12" ht. 18" o.c. yes no available
Dichondra argentea* Silver Ponyfoot 4" ht. 24" o.c. yes no semi-evergreen white and purple varieties Lantana montevidensis* Trailing Lantana 1' x 4' 36" o.c. yes no available
Plumbago auriculata* Blue Plumbago 3' x 5' 36" o.c. yes no
Stemodia tomentosa* Wooly Stemodia 6" x 3' 24" o.c. yes yes
EVERGREEN VINES
Bignonia capreolata* Crossvine 50' NA yes yes
Ficus pumila* Fig Vine 20' NA yes no wall climber
Gelsemium sempervirens* Carolina Jessamine 20' NA yes yes
Lonicera sempervirens* Coral Honeysuckle 12' NA yes yes
Rosa bansiae* Lady Banksia Rose 20' ht. NA yes no thornless climbing rose
Trachelospermum jasminoides Confederate Jasmine 10' - 15' NA yes no fragrant blooms
75
*Green Grow Native and Adapted Landscape Plants 7 APPENDICES
DECIDUOUS VINES Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments Antigonon leptopus* Coral Vine / Rose of Montana NA NA yes no
Bougainvillea spp. Bougainvillea NA NA yes no specimen or container use only; frost tender Clematis spp. Clematis NA NA yes yes shade the roots
Ipomoea quamoclit Cypress Vine NA yes no
Parthenocissus quinquifolia* Virginia Creeper 20' NA yes yes very native appearance, nice fall color Passiflora incarnata* Passion Vine 12' NA yes yes
Wisteria macrostachya Texas Wisteria 30' NA yes yes may not be ready available
PERENNIALS Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments Achillea millefolium* Yarrow 18" x 3' 2' o.c. yes no
Agapanthus africanus Agapanthus 24" ht. 2' o.c. no no speciman or container use only
Aquilegia canadensis* Red Columbine 3' x 2' 12" o.c. yes yes best in shade, tender perennial
Aquilegia chrysantha 'Texas Gold'* Yellow Columbine 3' x 2' 12" o.c. yes yes best in shade, tender perennial
Aquilegia chrysantha x 'Hinkleyana' Hinkley's Columbine 3' x 2' 12" o.c. yes yes best in shade, tender perennial
Asclepias curassivica* Mexican Butterfly Weed 3' x 1' 12" o.c. yes yes
Asclepias tuberosa* Butterfly Weed 3' x 1' 12" o.c. yes yes
Aster oblongifolius* Fall Aster 3' x 2.5' 2' o.c. yes yes
Bulbine frutescens / caulescens* Bulbine 2' x 2.5' 2' o.c. yes yes frost tender
Caesalpinia pulcherrima* Poinciana 6' x 6' 5' o.c. yes yes speciman or container use only
Callirhoe involucrata* Winecup 1' x 3' 3' o.c. yes yes
Calylophus berlandieri* Calylophus 1' x 1' 12" o.c. yes yes
Chrysanthemum leucanthemum Oxeye Daisy 3' x 3' 3' o.c. yes yes
Coreopsis lanceolata* Coreopsis 2' x 2' 2' o.c. yes yes
Cuphea hyssopifolia Mexican Heather 2' x 2' 2' o.c. yes no
Cuphea micropetala* Cigar Plant 4' x 3' 3' o.c. yes no
Dalea greggii* Gregg Dalea 1' x 3' 36" o.c. no yes
Delphinium carolinianum Blue Larkspur 2' x 1' 12" o.c. yes yes
Dietes spp.* Butterfly Iris 4' x 3' 36" o.c. yes no frost tender, use bicolor
Echinacea purpurea* Purple Coneflower 2' x 1.5' 24" o.c. yes yes
76 HIGHLAND DESIGN BOOK • OCTOBER 2014
*Green Grow Native and Adapted Landscape Plants 8 Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments Eupatorium greggii Gregg's Mistflower 1.5' x 1.5' 18" o.c. yes yes
Eupatorium wrightii White Mistflower 2' x 2' 24" o.c. yes yes
Gaura lindheimeri* Gaura 3' x 3' 36" o.c. yes yes
Hamelia patens* Firebush 2.5' x 3' 36" o.c. no no
Helianthus maximiliana Maximilian Sunflower 6' ht. 36" o.c. yes yes
Hemerocallis spp. Daylilies 3' ht. 24" o.c. yes no stella' varieties are excellent bloomers Hibiscus coccineus / moscheutos* Perennial Hibiscus 4' x 4' 4' o.c. yes no moist, wet locations
Hymenoxys / Tetraneuris scaposa* Hymenoxys 12" x 12" 12" o.c. yes yes
Ipomoea fistulosa / leptophylla* Bush Morning Glory 7' x 7' 6' o.c. yes yes
Iris albicans* Bearded Iris 1' x 3' 36" o.c. yes no
Iris spp. Iris 2'-5' ht. 24" o.c. yes varies
Justicia brandegeana* Shrimp Plant 3' x 4' 24" o.c. yes no
Justicia spicigera* Mexican Honeysuckle 2' x 4' 36" o.c. yes no
Lantana x hybrida* Lantana 2' x 4' 36" o.c. yes no exclude L. camara
Liatris mucronata* Gayfeather 2' x 2' 24" o.c. yes yes
Linum pratense Meadow Flax 18" x 12" 18" o.c. yes yes
Lisianthus russelianus Texas Bluebells 12" x 12" 12" o.c. yes yes does well in wet areas, Lobelia cardinalis Cardinal Flower 3' x 2' 24" o.c. yes yes raingardens
Melampodium leucanthum* Blackfoot Daisy 1' x 2' 24" o.c. yes yes thrives in very dry areas
Monarda fistulosa Bee Balm 3' x 4' 36" o.c. yes yes
Nepeta faassenii 'Six Hill Giant' Catmint 4' x 3' 36" o.c. yes yes
Oenothera missouriensis* Missouri Primrose 1.5' x 3' 24" o.c. yes yes
Oenothera speciosa Evening Primrose 1.5' x 3' 24" o.c. yes yes
Penstemon baccharifolius Rock Penstemon 1.5' x 1' 12" o.c. yes yes
Penstemon tenuis Gulf Coast Penstemon 1.5' x 1' 12" o.c. yes yes
Penstemon triflorus* Scarlet Penstemon 2' x 1.5' 18" o.c. yes yes
Perovskia atriplicifolia* Russian Sage 3' x 3' 36" o.c. yes no
Phlomis fruticosa* Jerusalem Sage 3' x 3' 36" o.c. yes no
Phlox paniculata* Garden Phlox 3' x 2' 36" o.c. yes no does well in wet areas, Physostegia virginiana* Fall Obedient Plant 3' x 2' 36" o.c. yes yes raingardens
Poliomintha longiflora* Mexican Oregano 3' x 3' 36" o.c. yes no
77
*Green Grow Native and Adapted Landscape Plants 9 APPENDICES Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments
Rudbeckia hirta* Black-eyed Susan 2' x 2' 24" o.c. yes yes
Salvia coccinea* Tropical Sage 3' x 2' 24" o.c. yes yes shade
Salvia farinacea* Mealy Blue Sage 2' x 1.5' 18" o.c. yes yes
Salvia guaranitica* Majestic Sage 4' x 5' 48" o.c. yes no
Salvia leucantha* Mexican Blue Sage 4' x 4' 48" o.c. yes yes
Salvia penstemonoides* Big Red Sage 4' x 2' 24" o.c. yes yes
Salvia roemeriana* Cedar Sage 2' x 3' 36" o.c. yes yes shade
Salvia x 'Indigo Spires'* Indigo Spires Salvia 3' x 5' 48" o.c. yes no
Stachys byzantina* Lamb's Ear 2' x 4' 36" o.c. yes no
Stachys coccinea* Texas Betony 1' x 3' 36" o.c. yes no shade lover, tolerates moist soil
Tagetes lemmonii* Copper Canyon Daisy 3' x 4' 36" o.c. yes no
Tagetes lucida* Mexican Mint Marigold 2' x 3' 36" o.c. yes no
Thelypteris kunthii* River Fern 3' x 3' 36" o.c. no yes shade lover, tolerates moist soil
Tradescantia x Andersoniana Spiderwort 2' x 2' 24" o.c. yes no shade
Verbena bipinnatifida* Prairie Verbena 1' x 2' 18" o.c. yes yes
Viguiera stenoloba* Skeletonleaf Goldeneye 2' x 3' 24" o.c. yes yes Wedelia texana / hispida* Zexmenia 2' x 3' 24" o.c. yes yes
ORNAMENTAL GRASSES
Andropogon gerardii* Big Bluestem 5' x 3' 36" o.c. yes yes
Andropogon glomeratus* Bushy Bluestem 4' x 2' 36" o.c. yes yes
Bambusa spp. Bamboo no no clumping varieties only
Bouteloua curtipendula* Side Oats Grama 3' x 2' 36" o.c. yes yes
Bouteloua gracilis Blue Grama 1' x 1' Seed yes yes sun or shade, seed heads Chasmanthium latifolium* Inland Sea Oats 4' x 8' 5' o.c. yes yes provide fall/ winter interest
Elymus canadensis* Wild Rye 4' x 4' 48" o.c. yes yes
Muhlenbergia capillaris* Gulf Muhly 2.5' x 2' 24" o.c. yes yes
Muhlenbergia dumosa* Bamboo Muhly 5' x 4' 48" o.c. yes yes
Muhlenbergia lindheimeri* Big Muhly 5' x 3' 5' o.c. yes yes
Muhlenbergia reverchonii* Seep Muhly 3' x 2' 24" o.c. yes yes
Muhlenbergia rigens* Deer Muhly 1' x 1' 12" o.c. yes yes tolerates shade
Panicum virgatum Switchgrass 4' x 4' 48" o.c. yes yes
78 HIGHLAND DESIGN BOOK • OCTOBER 2014 *Green Grow Native and Adapted Landscape Plants 10 Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments
Pennisetum alopecuroides* Fountain Grass 3' x 3' 36" o.c. yes no frost tender
Schizachyrium scoparium* Little bluestem 3' x 1.5' 18" o.c. yes yes
Sorghastrum nutans* Indian Grass 4' x 5' 48" o.c. yes yes Sporobolus airoides Alkali Sacaton 2' x 2' 24" o.c. yes yes
Nassella tenuissima* Mexican Feather Grass 2' x 1.5' 24" o.c. yes no native to w. texas
TURF GRASSES Min. Drought Botanical Name Common Name Ht. x Spd. Size Tolerent Native Comments
Buchloe dactyloides* Buffalograss Seed or Sod yes yes
Cynodon dactylon* Common Bermuda Seed or Sod yes no
Cynodon spp.* Bermuda varieties Sod yes no invasive but common Stenotaphrum secundatum* St. Augustine Sod no no shaded areas only Zoysia japonica* Zoysia Seed or Sod yes no
EDIBLE PLANTS Drought Name Varieties Ht. x Spd. Tolerent Native Comments Agarita* no named varieties 4' x 4' yes yes
Apple Anna, Dorsette Golden, Ein 30' ht. no no Shemer, Stark Gala, Mollies Delicious Black Walnut Thomas 50' ht. yes no Arizona Walnut or Little Walnut are easy care native Blackberry Brazos, Brison, Navaho, 4' x 3' no no Rosborough, Womack, Escarpment Black Cherry* no named varieties 20' x 30' yes yes
Fig Alma Celeste, Texas 15' ht. no no Everbearing Grape Champanel, Black Spanish, 8' x 8' no no Mustang Grape is easy care Siebel 9110, Fredonia, Mars, native alternative Jujube Lang, Li 30' ht. no no
Kumquat Meiwa 15' ht. no no Loquat Early Red, Oliver, Advance, 20' ht. no no Champagne Mexican Plum* no named varieties 20' x 15' yes yes
Mulberry Paradise, Shangri La, Texas 45' ht. yes varies Paper Mulberry is non-native Mulberry, White Mulberry, and invasive - do not plant Red Mulberry
79
*Green Grow Native and Adapted Landscape Plants 11 APPENDICES
Drought Name Varieties Ht. x Spd. Tolerent Native Comments Paw Paw Mitchell, Overleese, Prolific, 20' ht. no no Taytoo
Peach Sentinel, Harvester, 10' ht. no no Redglobe, Redskin, Dixiland, Springold, Bicentennial, June Gold Pear Moonglow, Magness, Seckel, 20' ht. no no Orient, Keiffer, Garber, Pecan* Cheyenne, Choctaw, Sioux, 50' x 50' yes yes Caddo, Desirable, Kiowa, Persimmon Eureka, Fuyu, Hachiya, 25' ht. yes no Tamopan, Tane-nashi
Plum Allred, Bruce, Methley, 15' ht. no no Morris, Ozark Premier, Santa Pomegranate* Wonderful 15' x 10' yes no
Prickly Pear Cactus* spineless varieties are easier 3' x 3' yes yes to handle
80 HIGHLAND DESIGN BOOK • OCTOBER 2014
*Green Grow Native and Adapted Landscape Plants 12 Do Not Plant List The following is taken from the Native and Adapted Landscape Plants Grow Green invasive plant list. See Grow Green guide for most current list. Running Bamboo Cat's Claw Vine Chinese Parasol Tree Chinese Tallow Chinese Pistache Japanese Honeysuckle Giant Cane Wax Leaf Ligustrum Kudzu Mimosa (non-native) Japanese Ligustrum White Mulberry Paper Mulberry Chinese Photinia Nandina/ Tree of Heaven Pyrancantha Common Privet Salt Cedar Tamarisk Russian Olive Vitex (agnus-castus) Elephant Ear English Ivy Holly Fern Vinca (perennial varieties)
Wisteria
The following list of plants do not meet the design intent for the Texas native landscape character or are inappropriate for on-site conditions:
Trees: Shrubs Ground Covers: Arizona Ash Azaleas Asian Jasmine Bradford Pear Boxwood Chinese Elm (Drake and Lacebark) Burford Holly Green Ash Camellias Italian Cypress Chinese Holly River Birch Euonymus Silver Maple Indian Hawthorn Sugar Maple Photinia Sweetgum Pittosporum Rhododendron
81 *Green Grow Native and Adapted Landscape Plants 13 82 HIGHLAND DESIGN BOOK • OCTOBER 2014 DESIGN BOOK DISCLAIMER
This Design Book is envisioned as a dynamic document that Neither ACC or the master developer has made or makes will continue to evolve in response to changing conditions any representations or warranties of any kind or character, and circumstances. As such, it is anticipated that over the express or implied, with respect to this Design Book. Each life of the development and subject to the procedures set party acquiring an interest in property that is the subject of forth in Chapter Six, the standards and guidelines herein this Design Book, whether by purchase, lease as collateral will be refined, waived or amended to incorporate new for a loan or otherwise, acknowledges and agrees that it conditions, special opportunities and/or circumstances. is acquiring such interest without relying upon any such representation, warranty, statement or other assertion, ACC and the master developer advise any party acquiring oral or written, made by ACC, the master developer or any an interest in the property to review the City of Austin’s representative of either, with respect to this Design Book, but current zoning for the property and to obtain a current copy rather relying upon its own examination and inspection. of this Design Book before making any decisions about acquiring any such interest.
83