Exhibit C BrowderStreetDesignGuidelines

/HOCKERDESIGNGROUPhockerdesign.com

CITY OF DALLASdallascityhall.com

Browder Street Design Guidelines

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TABLE OF CONTENTS

1. Introduction1.1 Scope

2. Browder Urban Design Guidelines2.1 Sitting Space

2.2 Circulation

2.3 Retail/ Kiosks and Open Air Cafe, Outdoor Dining Space

3. Hardscape Materials Palette3.1. Paving Types & Color

3.2. Planter Section/ Details

3.3. Overhead Canopy Structure

4. Plant Species Palette4.1. Plant Species- Native or Adapted

4.2. Urban Soil

4.3 Green Wall Products/ Schematic Details

5. Elements/ Site Furnishings Palette5.1. Tables/ Chairs

5.2. Windspires

5.3. Lighting

5.4 Bike Rack, Trash Bins

Appendix AADA Standards

2010 OCTOBER

1. Introduction

Figure 1. Browder Plaza Master Plan

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The City of Dallas Office of Economic Development has been tasked with revitalizing several impor-tant corridors throughout the City. Corridors within the Central Business District (CBD) take on spe-cial importance because of the proximity to the new Convention Center Hotel and other prominent investments by the public and private community.

Browder Street Urban Plaza is within one of these revitalization corridors. The plaza is located at the 1500 block between Jackson Street and Commerce Street. It is a short, one-block section of roadway that was converted to pedestrian-only use several years ago. The new AT&T headquarters and the historic Dallas Power & Light building abut Browder Street, with Urban Market and the Joule Hotel are located nearby.

The Architectural Visioning Study and Design Guidelines that are shown in this booklet create and illustrate a vision for new pedestrian-oriented development on Browder Street, from Jackson Street to Commerce Street, help pedestrians feel a sense of place and bring back a live, creative energy to the CBD.

Project Intent To create an architectural vision for the improvement of Browder Street, from Jackson Street to Commerce Street incorporating…

• Architectural & organic features that will engage the senses and invite people to activate this space.

• Full pedestrian and bicycle utility for a pedestrian-oriented development.

• An ‘urban oasis’ for pedestrians to people-watch, eat, shop, visit, study, relax and enjoy them-selves.

• Private & Public retail interest to help activate and energize the currently underutilized space.

Analysis Browder Street, from Jackson Street to Commerce Street, is a short, one-block section of roadway that currently serves as a pedestrian thoroughfare primarily connecting Main Street to residential buildings, Urban Market, AT&T building and the Joule and Magnolia Hotels. Observations and findings from the site are listed below and were used as a guide in the design process. • Trees placed in this section of Browder Street have never fully realized their true potential, most

likely due to subsurface complications and limited root zone.

• Existing site constraints include an underground parking garage and City of Dallas sewer lines under portions of the plaza.

• There is no potential for people to gather and activate the space. There are no benches , special lighting or other uses to create activity in the space. ‘The best-used plazas are social places’ (Whyte)

• Light fixtures, column markers and paving are out-dated or in disrepair.

• 2 Hotels are located within one city block of this plaza with residential buildings to the north, east and west.

Design Concept Observations on site showed a strong pedestrian flow or travel pattern from the south end of commerce to the north end of jackson within the Browder Street plaza boundaries. This is due to the location of the plaza as an interstitial space between destinations in the CBD. To create the plaza itself as a destination is the goal .

Studies of plaza spaces in urban areas show that what attracts people to public outdoor plazas is more people. People also tend to sit in the mainstream or pedestrian flow of a space. Whether it is to people watch or to sit and have an inpromptu conversation.

Thus the design concept is based on the movement of people thru the space and the interaction between pedestrians , people-watchers and those just relaxing and eating their lunch. The central planter spine not only allows people to sit in the activity of people moving, it allows for people watch-ing and creates an angled planter that accomodates pedestrian traffic flow and creates human scale spaces for people to comfortably gather. The raised planter/seatwall allows for healthy plant material by increasing soil depth and thus increases success rates for the longevity and vitality of the plant material. The angle of the planter allows more plant material to be viewed from the street looking into the plaza to encourage passers-by to enter.

Windspires are located at the east and west end of the plaza. These elements will serve a sculpu-rual function as well as provide renewable energy for the user of the plaza. They are positioned to take advantage of the tunnel of wind created by the location of the two exsting building that flank the plaza. The energy generated by these windspires can be used for laptop use by the plaza user or by moveable food carts or retail kiosks.

Where there is food there are people, thus the plaza is designed to grow orgainically as future retail develops. Potential retail/food kiosks are located between planters along this spine with moveable seating throughout the plaza. Food carts and other moveable vendors are also encouraged to en-liven the space. Potential future retail at the north corner of the plaza will provide a permanent anchor for the plaza. A green screen wall behind this retail creates a green backdrop for the plaza. A projec-tion wall located on the West blank facade of the DP&L building will create activity at the corner of commerce for views into the plaza from the CBD.

Two large canopies cover the seating near the AT&T building provinding shelter in inclimate weather and creating an opportunity for projections at night to further enliven the space. This area can also be used as a small gathering space for outdoor concerts and events.

A stone plinth is located near jackson street and the AT&T building providing elevated planting for specimen tree to provide a green canopy when looking into the plaza.Figure 2. Browder Plaza today

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2. Browder Urban Design Guidelines

Browder Street Plaza Capacity Data Summary

Existing Plaza total area = 14, 535.45 s.f. Existing Plaza perimeter = 598’

Seating Required = 14,535.45/30 = 484.5 linear feet seating

Seating Provided:

Spine Seat wall = 349 linear feetPlanter ledge = 128 linear feetStone Planter = 84 linear feetMoveable Seating = 208 seat (1 seat = 2.5 linear feet)208 seat x 2.5 = 520 linear feet

Total seating provided = 1081 linear feet

Space Allocation

Seat Walls, Ledges, Plinth = 1,048 s.f.Main Pedestrian Circulation = 4,130 s.f.Secondary Pedestrian Circulation = 1,553 s.f.Outdoor Dining = 2,393 s.f.Planting = 1,828 s.f.Moveable Seating Area = 2,687 s.f.

Total Occupied Space = 13,639 s.f.

Maximum Development Capacity

(Circulation + Seating + Planters + Dining) - Plaza Area = Development capacity5,683 s.f. + 3,735 s.f. (1,048 + 2,687) + 1,828 s.f.+ 2,393 s.f. = 13,639 - 14,535.45 = 896.45 s.f.

Maximum people per square foot - Gathering space capacity

1 person space metric = 10 square feet Standing capacity =14, 535.45 - non-standing space (2704.9 square feet) = 11, 830.55/ 10* square foot = 1,183 people

Seating capacity = 349 l.f(spine planter) + 128 l.f. (planter ledge) + 84 l.f. (stone planter) = 561 linear feet2’-2”= seating space for two people seating side by side; 561/ 2.16 = 260 people

Total Capacity = 1,183 + 260 = 1,443 people

Main Circulation

Retail Entry/Outdoor Dining Area

Moveable Seating Area

Moveable Seating Area

Secondary Circulation

Main Circulation

Figure 3.Circulation Diagram

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The following guidelines were used in the design of the Browder Street Urban Plaza, thus setting a stan-dard for quality and quantity of seating, circulation and other amenities.

Seating

The standards for seating within any public plaza are intended to provide abundant, comfortable and ac-cessible seating throughout the site. Seating for Browder Street Plaza should be designed to include the following:

- to accommodate individual users engaged in solitary activities as well as groups engaged in social activities;

- to provide a comfortable and safe seating surface by providing smooth, even and level surfaces with rounded edges;

- to provide ample opportunity for social seating as a basic seating type that consists of seats that are placed in close proximity and at angles to one another or in facing configurations that facilitate social interaction.

Browder Street plaza has three types of seating within the plaza limits:

- Seat walls- Planter ledges- Movable seating

The design provides exceeds the minimum urban design standard as set forth by William Whyte: One linear foot of seating for every 30 square feet of public plaza area. As for seatwalls and planter ledges located in the plaza, devices or forms affixed or incorporated into the seatwalls or ledges (or other horizontal surfaces that are otherwise suitable for seat-ing) that are intended to prevent or inhibit seating (such as spikes, metal bars, or pointed, excessively rough, or deliberately uncomfortable materi-als or forms) shall be prohibited.

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Whyte, William, H,1980. The Social Life of Small Urban Spaces. The Conservation Foundation, Washington, D.C. p38.New York City Department of Planning, 2010. Current Public Plaza Standards. p.12. Available from: www.NYC.govNew York City Department of Planning, 2010 b. Current Public Plaza Standards. p.13. Available from: www.NYC.govThe City of New york, 2007. Zoning Resolution, Article III: Commercial District Regulations; Chapter 7 - Special Regulations. City Planning Commission. pp 48-50. Available from: nyc.gov/planning. Harris, C.W.;

Deterrents to skateboards, rollerblades and other wheeled devices are permitted on seating surfaces if they do not inhibit seating, maintain a minimum distance of ten feet between deterrents, and are inte-grated into the seating surface at the time of construction.

The following standards must be met for all plaza seating:

(1) Seating shall have a minimum depth of 18 inches and a maximum depth of 24 inches. Seating on planter ledges must have a minimum depth of 22 inches and are designed as 24 inches in depth as a standard.

(2) Moveable seating or chairs, excluding seating for open air cafes, may be credited as 30 inches (2.5 linear feet) of linear seating per chair. Moveable seating provided as a required amenity shall not exceed 50 percent of the total seating required. One table shall be provided for every four such moveable chairs. All moveable seats must have baks and have a maximum seat depth of 20 inches. Moveable chairs shall not be chained, fixed, or otherwise secured while the public plaza is open to the public; moveable chairs, however, may be stored between the hours of sunset and sunrise unless an agreement has been made between the City of Dallas and a retail vendor to use these tables and chairs after sunset. In this case the vendor would be responsible for storing the tables and chairs at the close of each business day.

(3) Seats that face walls must be a minimum of six feet from such wall.

Figure 4. Seating height

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Open Air Cafes

Where a kiosk is provided, it shall be a one-story structure, predominantly of light-colored materials, such as metal, glass, plastic or fabric as approved by the City of Dallas that, including roofed areas, does not occupy an area in excess of 160 square feet.

An open air cafe is a permanently unenclosed restaurant or eating or drinking place, permitted by ap-plicable district regulations, which may have waiter or table service, and shall be open to the sky except where canopies have been installed. *

An open air café must be accessible from all sides where there is a boundary with the remainder of the urban plaza . No kitchen equipment shall be installed within an open air cafe; however, Moveable food carts are permitted. Kitchen equipment may be contained in a kiosk adjoining an open air cafe.

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The one question asked over again was how much retail/food vending operation will this plaza support. The best way to answer this question is to determine how much seating these retail operations need in order to accomodate users. Assuming that retail and kiosks in or facing the plaza will primarily serve food, the best standard to apply that has similar characteristics was a food court. A successful example of this is at Northpark Mall food court area. There are 10 tenants (aproximately 400-600 square feet) fac-ing the seating provided for the food court. There are 155.5, 4-top tables/seats thus providing 622 seats (155.5x4=622) or 1555 linear feet (622 x 2.5’) of seating. This means that for 1 tenant at Northpark, 62.2 seats or 155.5 linear feet of seating is provided. In national standards this number ranged from 40 to 50 seats per tenant to as much as 75 seats per tenant in malls with heavy traffic. Thus the best comparison for downtown dallas is the Northpark Mall case study.

There are a maximum of three kiosks planned based on 1 kiosk per 5,000 square feet, a criterion set for by Whyte in he Social Life of Small Urban Spaces. This would require 186 seats (3 x 62) or 465 linear feet (186 x 2.5’) of seating. In addition retail facing the plaza will include 8 tenants one of which is existing. at the AT&T building. These storefronts range in size from approximately 600 to 900 square feet. Assum-ing that 1/2 of tenant seating will be provided inside each facility, each perimeter tenant facing the plaza would need 248 seats (8 x 496/2=248) or 620 linear feet of seating. Thus the kiosk/retail seating demand total on the plaza will be 434 seats or 1085 linear feet of seating. The plaza illustration shows 1081 linear feet of seating provided. An additional 4 linear feet of seating would need to be added or provided at that time.

It is important to note here that the implementation of the kiosks in the plaza is a maximum. The retail, kiosks and moveable carts should evolve organically over time with an emphasis in the beginning on moveable food carts to determine demand. Kiosks should only be added to the plaza if they prove suc-cessful and necessary as deemed by pedestrian traffic and demand.

Kiosks, where provided, shall be a 1-story structure made of predominately light materials such as metal, glass, plastic or fabric not to exceed 100 square feet. 1 kiosk per 5,000 square feet of plaza space has been provided. Kiosks must not impede circulation into or within the public plaza. They should be placed at least 35 feet from back of curb and centrally located to not obstruct sightlines through the plaza or impede pedestrian traffic.

To ensure that kiosks are well-designed and integrated into the plaza layout, they should be permitted only through the City Planning Commission. This also ensures that the kiosk complies with operational and design standards set by the City of Dallas.

Permitted uses of kiosks include book or news stands, food or drink service, and other uses that comple-ment the use of the public plaza. All kiosks are required to provide service at least 225 days per year, unless the kiosk is fully removed from the public plaza when not in operation.

Browder Street Kiosk/Retail Calculation

Kiosk/Retail to Seating Capacity (Maximum Possible based on )

8 Existing/Planned Retail Tenants x 496/2=248 seats or 620 linear feet (248 x 2.5’)3 Potential kiosks x 62 = 186 seats (3 x 62) or 465 linear feet (186 x 2.5’)

Retail/Kiosk Seating Demand 186 + 248 = 434 seats or 1085 lnear feet of seatingSeating provided = 1081 linear feet of seating

Kiosk Capacity (Maximum Possible)Kiosk = 100 square feet maximumPlaza total area= 14,535.45 square feet

1 kiosk per 5,000 square feet of plaza = 14535.45/5,000 = 3 kiosks

City of Alexandria , 2006. King Street Outdoor Dining Design Guidelines. City of Alexandria, VA. Available from: http://alexan-driava.gov/uploadedFiles/planning/info/outdoor_dining_design_guidelines.pdf

New York City Department of Planning, 2010 f. Current Public Plaza Standards. p.23. Available from: www.NYC.govWhyte, William, H,, 1980 a. The Social Life of Small Urban Spaces. The Conservation Foundation, Washington, D.C. p53.The City of New york, 2007a. Zoning Resolution, APPENDIX E. Design Requirements for Plazas, Residential Plazas and Urban Plazas developed prior to October 17, 2007. City Planning Commission, p 41. Available from: nyc.gov/planning. The City of New york, 2007b. Zoning Resolution, APPENDIX E. Design Requirements for Plazas, Residential Plazas and Urban Plazas developed prior to October 17, 2007. City Planning Commission, p 41. Available from: nyc.gov/planning.

Figure 5. East plaza elevation at future kiosk location

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Plant material

The plant material selected is composed of species that are native and adapted to DFW. They are shade tolerant and drought-tolerant and easy to maintain in an urban environment.

Use of vegetation that promotes a regional identity and a sense of place in a downtown urban enviornment is the primary focus of the plan material selected. Use of native and adapted species appropriate to site conditions, climate, and design intent to support biodiversity, reduced pesticide use, and water conservation. Vegetation can lower energy consumption to reduce energy consumption and costs associated with indoor energy needs, place vegetation or vegetated structures in strategic locations around buildings.

Figure 6. Native plant palette: Sedge, Spineless Prickley Pear, Cedar Elms (left to right)

Manufacture: Ore, Inc.

Model: 312 - Large Slab

Size: 36” x 10” x 30”

Finish: Powder coat charcoal gray

Figure 7. Ore containers

Outdoor Dining

The following is required for full perimeter of some outdoor dining areas: A planter barrier is required for the full perimeter (with the exception of access openings) when the restaurant serves alcohol. The perimeter includes both the leading edge and parallel edge. Restaurants which do not serve alcohol are not required to enclose the full perimeter of the seating area, but may do so on an optional basis. The face of planter shall be 10 feet from the face of building on the parallel edge. Colors and materials may be grey painted metal or raw metal finish.

Moveable food carts

Moveable food carts provide food service to plaza areas with no initial investment needed. Licesnsed vendors with the City of Dallsa are encouraged and can help activate and populate a space rather quickly. Seating in Browder Plaza will help accomodate their users. Moveable food carts can provide an invaluable assest by help-ing City staff determine demand for food and retail space to allow the orgainic development of other retail and kiosk opportunities.

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3. Hardscape Materials Palette

16Paving Types There are four types of paving within Browder Street Plaza. Concrete paver, light broom finish concrete, ADA pav-er ramps and large Limestone boulders. There is an importance on color and texture with regard to the paving selections shown on the following pages. A dark ground plane helps create contrast to the stark buildings adjacent to the plaza. The darker grey paver is also smaller in scale to let the passer-by know that this is a special area and denotes the boundaries of the plaza. The concrete band emphasises the planter/seatwall spine and breaks the paving with a band to create an urban scale. The fitted Limestone boulders are a hardscape material but are not meant for walking. They build up the groundplane and create a rough raised texture at the west plaza entry.

Figure 11. Limestone Blocks: sawn top and bottom

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Material: Granbury Limestone

Size: Min. 4”-6” Thick; 24”-36” slabs

Method: Fitted boulders/wall/plinth

Color: Mixed; Light gray to light brown

Area: 575 sqft

Paver

Concrete

Stone

Paver

Figure 8. Paving Key Plan

Figure 9. 4”-6” Limestone Surface Slabs Figure 10. Detail of Paving Joints

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Material: commercial asphalt block. Made with Post-Industrial recycled content, which varies according to the color.

Size: 8” X 8”X2”

Manufacture: Hanover

Model: Hanover Asphalt Block

Color: Asphalt Matrix # A80016, Ground Tudor finish

Area: 11,950.40 sqft

Contact: Hanover Architectural Products. Maresa Crouse Tel:(717)637-0500 Fax:(717)637-7145 [email protected]

Material: 5000 PSI Hardrock concrete, type III cement

Size: 6”X36”

Finish: sandblast

Manufacture: Stepstone, Inc.

Model: Narrow Modular Paver

Color: French Gray 504

Area: 11,950.40 sqft

Contact: Stepstone, Inc. Bonnie Sutton, CSi, CDt, Architectural Sales AssociateTel: (310) 327-7474 Fax: (310) [email protected]

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Figure 12. Asphalt block paving Figure 13. Narrow concrete modular paver

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Material: Wausau Tile; Paving In compliance with the Americans with Dis-abilities Act*

Standard sizes (nominal): 12” square

Thickness : 2” to 2 3/4”

Dimensional Tolerance: +/- 1/16” (Length, Width, Height, Convex, Concave)

Manufacture: Wausau Tile

Model: ADA- 1 Truncated Dome; FDX1008; U1008

Wausautile FDX 1008

Wausautile U1008Figure 14. Wausautile ADA- 1 Truncated Dome

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Figure 18. Concrete wall. Image source: http://www.galinsky.com/buildings/piccadillygardens/index.html

Figure 15. Planter Types Key Plan

Figure 19. Fractured rib concrete form liner Image source: http://www.formlin-ers.com/

Figure 16. Cast-in-place smooth concrete finish.Image source: http://www.cpsgarten.com/

Material: cast-in-place concrete planter/seatwall

Size of planters: see detail drawing

Size of pock marks: 1/2 inch maximum size

Manufacture: cast-in-place

Area: 2228.38 sqft

Figure 17. Concrete wall. Image source: http://www.andotadao.org/chlight4.htm 3

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Stone PlanterConcrete Planter

Concrete Spine Planter

Planters Raised planters allows for healthy plant material by increasing soil depth thus increasing success rates for the longevity and vitality of plant material. Raised plant material also allows more plant material to be viewed from the street looking into the plaza to encourage passers-by to enter as well as providing a place for people to sit informally.

The central design feature within the Browder Street Plaza is the planter/seatwall spine. The shape, detailing, placement and planting within will make it a visual landmark within the CBD. The architec-tural concrete and its finish are the most important aspect with regard to the execution of the walls. The finish should be smooth and the concrete should have no visible aggegate or ‘honeycombing’ due to lack of vibration. This is critical to the successful look of the planter and any sub standard work should be rejected. A mock up of the seat wall with appropriate radius and the seat edge should be cast on site prior to any approvals. The southern planter/seatwall should match the spine in quality of concrete and finish. The fitted stone planter material is shown in the paving types section of this chapter, however a section is shown in this chapter to illustrate design intent of the planter and plant material placement.

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Manufacture: cast-in-place

Area: 2228.38 sqft

Figure 20. Spine Planter Plan, Typical Figure 21. Spine Planter Section

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Figure 22. South Plaza Entry Section/Elevation

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Figure 23. North Plaza Entry Elevation

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Canopy Structure Two large canopies cover the seating near the AT&T building providing shelter in inclimate weather and creating an op-portunity for light to be projected on its surface at night to further enliven the space. The canopy size, color and location are important compo-nents to the overall plaza design.

Figure 24. Canopy Key Plan

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Material: PVC (color options available): PVC membrane is fire resistant and meets numerous energy code standards, including those set by the U.S. Environmental Protection Agency and the U.S. Department of Energy.

PTFE (Teflon-coated fiberglass): PTFE-coated fabric membrane is ideal for projects requiring superior weather and fire resistance. It is additionally Energy Star and Cool Roof Rating Council certified.

Steel Finish Options (all models): Two-part paint (standard), Powder coat, Hot-dipped galva-nized, Marine Grade 316 stainless steel.

Wind-rating Options (all models): 90 mph as standard (upgradeable to suit local code require-ments)1

Available sizes: St.Tropez 100: 33’9” X 33’9”

Color: PTFE - only white; PVC- various colors

Manufacture: Birdair, Inc.

Model: St.Tropez or Quasar

Contact: Birdair, Inc.Jana Boisvert Inside Sales / Office ManagerTel: (480) [email protected]

1. Birdair, INC., 2010. Modular System. Innovative solutions for smaller shade applications, p 7. Available at: www.birdair-shade.comNote: *St Tropez is not designed for snow load locales.

Figure 25. Overhead canopy structure St.Tropez model. Image source: www.birdair.com

drawing in metric system

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4. Plant Species Palette

28Planting The central spine should be a unique but identifiable plant for Dallas. The adjacent buildings offer ample shade within the plaza so tree cover is not necessary. This is also an oppor-tunity to use a plant material that is water wise and native to the area to reduce maintenance costs. These last two criteria also help identify the plantings in the south planter at the entrance of Commerce Street. The west end of the plaza opens up visually due to the lack of building density at Jackson Street. Trees in a raised planter are an appropriate use. The following pages show the plant material recommended for Browder Street Urban plaza. These plant material that will perform well in these harsh urban conditions and provide visual interest while creating an unique sense of the Dallas landscape.

Figure 26. Planting Key Plan

Figure 28. Crossvine/Virginia Creeper on Vertical Screen

Figure 27. Sedums planted in fitted boulder joints

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KOI GOLDEN BAMBOO Phyllostachys aurea ‘Koi’ CEDAR ELM Ulmus crassifolia

Figure 29. Koi Bamboo unique culms; bamboo growth habit Figure 30. Cedar Elm

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EMPORER I JAPANESE MAPLE Acer palmatum ‘Emporer I’

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TEXAS SEDGE Carex texensis

GREEN JAPANESE MAPLE Acer palmatum spp

DWARF PALMETTO Sabal minorKOUSA DOGWOOD Cornus kousa

Figure 31. Flowering Kousa Dogwood Figure 32.Texas Sedge Figure 33. Dwarf Palmetto

Figure 34. Green Japanese Maple Figure 35. Red Japanese Maple

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Limestone Boulder Planter

Material and Size: Silva Cell is modular subsurface integrated tree and stormwater system composed of a frame(s) and a deck.

Manufacture: Deep Root.

Model: Silva Cell

Soil Lightweight soil has exceptional percolation capability so that water can flow through the deepest sections of the bed. The soil should be pH balanced, and suitable for general landscape plant-ing.

Concrete Planters

Material: Container Soil™

Manufacture: Soil Building Systems, Living Earth Technolo-gies, or Approved Equal

Structural Soil Deep Root’s Silva Cell provides the basis for healthy vegetation and stormwater runoff treatment. Each Sil-va Cell is composed of a frame(s) and a deck. Frames can be stacked one, two, or three units high before they are topped with a deck to create a maximum amount of soil volume for tree root growth and stormwater treatment. The Cells can be spread laterally as wide as necessary – the Silva Cell is ap-proximately 92% void space, enabling it to easily accommo-date most surrounding utilities (DeepRoot, 2010.)

DeepRoot, 2010. Silva Cell Overview. http://www.deeproot.com/index.php

Figure 36. Stone Plinth Key Plan

Figure 37. Stone Plinth Section

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Green Wall There are many advantages to Green Walls in urban environments. This location for a Green Wall helps soften the plaza entry at Commerce Street while making use of vertical space that would otherwise be a blank wall.

Vegetation on buildings in urban environments has many functional benefits as well. Wall climbing vegetation helps reduce noise levles and solar heat through the ‘heat island effect’ while absorbing CO2 emissions. All plants also absorb and breakdown a variety of pol-lutants, notably vunburnt hydrocarbons from vehicle exhaust. It is a reasonable assumption that urban climbers could play a role in reducing these in urban areas.

Figure 38. Green Wall Key Plan

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Material: Modular, Wall Hung Trellis Panels for covering large areas of existing walls or facades. Galvanized wire panels with multigrade alkaline wash, epoxy thermal-set primer, and baked on powder coat finish in gloss green, black, silver, white; matte wrinkle green or wrinkle black.

Size: 10’ tall x 3” thick .

Manufacture: greenscreen®

Model: Modular, Wall Hung Trellis Panels; #5104 or #5105 trim. Select compatible accesories.

Color: Silver

Figure 39. Wall-mounted, modular green-screen® panels. Image source: http://www.greenscreen.com/home.html

Figure 40. Stacked modular greenscreen® panels. Image source: http://www.green-screen.com/home.html

Green Screen - Support Placement

Use this guide as general recommendations for support placement with multiple modular panels in a wall hung application. Consult the “Acessory Items” list for description of availabel clips, trims, spacers,and straps for your specific panel attachment.

5. Elements/ Site Furnishings Palette

36Moveable Seating Seating that is moveable allows the user a choice in where and how to sit. The sitting shown in this design guideline was based on the following criteria.

• Timeless design that reflects the traditional plaza chair but with a modern look. • A color that coordinates with the palette of materials on the exist-ing buildings adjacent to the plaza.

• Chairs with arms and without for stacking purposes.

• Freestanding.

• As vandal proof as possible.

• Tables and chairs can be added in conjunction with retail growth.

Figure 41. Furniture Key Plan

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Material: The frame of the Parc Centre chair is formed of 7/16” steel rod. The seat and back panels are constructed of welded steel straps. Chairs are lightweight and stack horizontally. Stacking bumper/glides are made of tough nylon to resist damage from dragging on rough surfaces. Parc Centre chairs meet ANSI/BIFMA performance and safety standards.

The metal frame is made from rust-resistant UV-resistant powder coated steel and the slats on the seat and back are made from Duraflon, a durable unbreakable resin, in the same color as the frame.1

Size: chair with arms- 21” x 19” x 33”, chair without arms: 21” x 19” x 33” (d x w x h)

Colors: Silver

Weight: 22 lbs without arms; 25 lbs with arms.

Manufacture: © Landscape Forms

Model: Parc Centre.

Material: Tabletops are formed of solid 5/16” steel plate welded to heavy duty steel wall tubing support. Base plate is 17” diameter solid steel.All parts are powdercoated. Table should be freestanding with adjustable levelers.

Size: 30” round

Colors/ Finishes: All metal is finished with Landscape Forms’ proprietary Pangard II® polyester powder-coat, a hard yet flexible finish that resists rusting, chipping, peeling, and fading.


Model: Parc Centre, 30” diameter.

Contact: LandscapeformsDiane H. Collier, AIATel 800.430.6202 x1315Fax [email protected]

Figure 42. parc centre chair. Image source: http://www.landscapeforms.com/

Figure 43. parc centre table. Image source: http://www.landscapeforms.com/

Note: to specify table: select table size and style, and powdercoat color. Specify surface mount or freestanding. Chair: select chair with arms, or armless, and powdercoat color.

50% of chairs with arms 50% of chairs without arms

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Figure 44. Verona chair. Image source: http://www.landscapeforms.com

Material: Verona™ chairs are available with or without arms. Chairs tack.

Size: 25” x 20” x 30” d x w x h; seat height is 17”

Colors: All metal is finished with Landscape Forms’ proprietary Pangard II® polyester powdercoat, a hard yet flexible finish that resists rusting, chipping, peeling, and fading.


Model: Verona


Note: to specify: select Traverse chair with or without arms. Choose seat insert: metal grid or perforated metal. Choose pow-dercoat color for metal.

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Windspires These wind turbines are to perform function and provide public awareness. By engaging plaza users and teaching them about the power of wind energy and how to use it. These vertical wind turbines come as a complete system and stand 30’ tall and 4’ wide. They are quiet and only need 8 feet of separation when positioned side by side to directly face the prevailing wind direction. With the two large building adjacent to the plaza, a wind tunnel is formed and allows for the opportunity to capture this wind energy and reuse it. This ‘plug and play’ type application can provide en-ergy for laptops, kiosks and/or cart vendors. Wind and site require-ments will need to be assessed before procurement.

Figure 45. Windspire Key Plan

Figure 46. Windspires at a Univeristy Plaza

Figure 47. Windspire Charging Station

Figure 48. Windspires at Park

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Material: Monopole/Structure Material recycled High Grade Steel. Finish 2 coats, corrosion-resistant industrial Grade paint. Coatings rust Veto & Zinc olive Drab

Size: Foundation Size 2 ft diameter by 7 ft base (Standard Wind Unit 1.2kW).1 Standard Unit Height 30 ft (pole extension.

Manufacture: Windspire Energy Inc.

Model: Standard Wind Unit 1.2kW

1. Foundation size may vary for non-standard soil conditions or non-standard heights. Foundation to be specified by structural engineer.2. WINDSPIRE ENERGY INC. Available at: http://windspireenergy.com/about/mariah-power/

Multiple WindspireTM Spacing2 (WINDSPIRE ENERGY INC. 2010)

Recommended for Optimal Performance

I. The minimum spacing required between each WindspireTM is 8 feet on centers when positioned side by side to directly face the prevailing wind direction.

II. The minimum spacing required between each WindspireTM is 50 feet on centers when positioned downwind from each other along the line of the prevailing wind direction.

III. If the desired placement of a row of WindspireTM wind turbines is at an angle offset from the prevailing wind direction, a different spacing must be used, as is described below:

Note: Minimum downwind spacing will not change (50 feet) in the case where the desired placement is at an angle offset from the prevailing wind direction.

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Figure 49. Windspires. Image source: http://windspireenergy.com/

Figure 51. Multiple WindspireTM Spacing Image source: http://windspireen-ergy.com/

Figure 50. Windspire in Spine Planter/Plaza

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42Lighting Lighting is one element in a complex set of factors that support a social space. It should provide a connection between people, light, and the urban environment. I should also instill a feel-ing of safety. These aspects are of critical importance to the eco-nomic and cultural vitality of this urban plaza.

Spine Planter Lighting: Recessed wall mounted luminaires for exterior low mounting heights. Use in outdoor locations to illuminate pathways, stairs, ramps and anywhere low mount-ing height illumination is required for direction and safety.

Manufacture: BK LIGHTING. www.bklighting.com

Model: Insert 1 GO

Product Code: 073934 Faceplate selection: Flush Lamp Type: Florescent Finish: Metallic Gray

Note: Amp & electrical to be specified by a lighting designer.

Figure 52. Lighting Key Plan

Figure 53. Planter Wall Light Fixture Section/Elevation

Figure 54. Recessed wall mounted luminaire

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In-grade Lighting: In-grade uplight with 7½” dia. flush face-plate. Corrosion-free housing with patented Hydrolock™ tech-nology provides hermetically sealed optical chamber. Anti- Condensation Valve (ACV) eliminates moisture. Walkover and drive-over rated.

Manufacture: BK LIGHTING. www.bklighting.com

Model: HP2 Series Integral Transformer Halogen (MR16)

Material selection: Aluminum Faceplate selection: Flush Optilock: GU Lamp Type: 163 or LED Finish: Aluminum Accessories: 12

Locations:

Windspires Specimen tree at stone plinth


In-grade Lighting: In-grade luminaire for landscape lighting, flush to the installation surface. Suitable for walk-over and drive-over applica-tions (maximum load 4000 lbs.).

Size: Available in 10.5” and 12.9” diameter.

Manufacture: Performance Lighting USA. www.prisma-pil.com

Model: CycloPlat 23


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Figure 55. HP 2 Series Ingrade lighting fixture Figure 56.CycloPlat 23 Ingrade lighting fixture

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Material: Ride can be surface mount or embedded, and ships fully assembled. Must be spaced 30’ apart, and 24’ from wall. Provides bicycle support with capability for attachment at two points and holds two bicycles. Cover plate over bike rack base provides seamless ap-pearance. Aluminum casting finished with Pangard II® powdercoat.

Size: 4” x 26” x 28” (d x h x l)

Color: Silver


Model: Ride™


Material: Receptacles have 30 gallon capacity. Cast iron baseand wire mesh basket comes standard in titanium powdercoat.

Size: 23” x 36” (dia x h)

Color: Silver


Model: Parc Vue™ Receptacle Top Opening


Figure 57.Ride Bike Rack

Figure 58.Parc Vue trash bin

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Figure 58.Parc Vue trash bin

Appendix A

4. 0 ACCESSIBLE ELEMENTS AND SPACES: SCOPE AND TECHNICAL REQUIREMENTS1

4.1.2 Accessible Sites and ExteriorFacilities: New Construction. An accessible site shall meet the following minimum requirements:

(1) At least one accessible route complying with 4.3 shall be provid-ed within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones if provided, and public streets or sidewalks, to an accessible building entrance.

(2) At least one accessible route complying with 4.3 shall connect accessible buildings, accessible facilities, accessible elements, and accessible spaces that are on the same site.

(3) All objects that protrude from surfaces or posts into circulation paths shall comply with 4.4.

4.1.3 Accessible Buildings: New Construction. Accessible build-ings andfacilities shall meet the following minimum requirements:

(18) If fixed or built-in seating or tables (including, but not limited to, study carrels and student laboratory stations), are provided in accessible public or common use areas, at least five percent (5%), but not less than one, of the fixed or built-in seating areas or ta-bles shall comply with 4.32. An accessible route shall lead to and through such fixed or built-in seating areas, or tables.

4.2 Space Allowance and Reach Ranges. 4

4.2.1* Wheelchair Passage Width. The minimum clear width for single wheelchairpassage shall be 32 in (815 mm) at a point and 36 in (915 mm) continuously (see Fig. 1 and 24(e)).

4.2.2 Width for Wheelchair Passing. The minimum width for two wheelchairs to pass is 60 in (1525 mm) (see Fig. 2).

4.2.3* Wheelchair Turning Space. The space required for a wheel-chair to make a 180-degree turn is a clear space of 60 in (1525 mm) diameter (see Fig. 3(a)) or a T-shaped space (see Fig. 3(b)).

4.2.4* Clear Floor or Ground Spacefor Wheelchairs.

4.2.4.1 Size and Approach. The minimum clear floor or ground space required to accommodate a single, stationary wheelchair and occupant is 30 in by 48 in (760 mm by 1220 mm) (see Fig. 4(a)). The minimum clear floor or ground space for wheelchairs may be positioned for forward or parallel approach to an object (see Fig. 4(b) and (c)). Clear floor or ground space for wheelchairs may be part of the knee space required under some objects.

4.2.4.2 Relationship of Maneuvering Clearanceto Wheelchair Spaces. One full unobstructed side of the clear floor or ground space for a wheelchair shall adjoin or overlap an acces-sible route or adjoin another wheelchair clear floor space. If a clear floor space is located in an alcove or otherwise confined on all or part of three sides, additional maneuvering clearances shall be pro-vided as shown in Fig. 4(d) and (e).

4.2.4.3 Surfaces for Wheelchair Spaces.Clear floor or ground spaces for wheelchairs shall comply with 4.5.

4.2.5* Forward Reach. If the clear floor space only allows forward approach to an object, the maximum high forward reach allowed shall be 48 in (1220 mm) (see Fig. 5(a)). The minimum low forward reach is 15 in (380 mm). If the high forward reach is over an obstruction, reach and clearances shall be as shown in Fig. 5(b).

4.2.6* Side Reach. If the clear floor space allows parallel approach by a person in a wheelchair, the maximum high side reach allowed shall be 54 in (1370 mm) and the low side reach shall be no less than 9 in (230 mm) above the floor (Fig. 6(a) and (b)). If the side reach is over an obstruction, the reach and clearances shall be as shown in Fig 6(c).

Code of Regulations. ADA Standards for Accessible Design. 28 CFR Part 36 Revised as of July 1, 1994.

Department of Justice. AP PENDIX A TO PART 36 - STAN-

DARDS FOR ACCESSIBLE DESIGN.

Code of Federal Regulations. Department of Justice. 28 CFR Part 36. Excerpt from 28 CFR Part 36: ADA Standards for Accessible Design. Revised as of July 1, 1994. Nondiscrimination on the Basis of Disability by Public Accommodations and in Commercial Facilities

* Please refer to uptaded ADA Code of Regulations require-ments at the U.S. Department of Justice web page at: http://www.ada.gov; or for PDF file at:http://www.ada.gov/adastd94.pdf

4.3 Accessible Route*

4.3.1* General. All walks, halls, corridors, aisles, skywalks, tunnels, and other spaces that are part of an accessible route shall comply with 4.3.

4.3.2 Location.

(1) At least one accessible route within the boundary of the site shall be provided from public transportation stops, accessible park-ing, and accessible passenger loading zones, and public streets or sidewalks to the accessible building entrance they serve. The ac-cessible route shall, to the maximum extent feasible, coincide with the route for the general public.

(2) At least one accessible route shall connect accessible buildings, facilities, elements, and spaces that are on the same site.

(3) At least one accessible route shall connect accessible building or facility entrances with all accessible spaces and elements and with all accessible dwelling units within the building or facility.

(4) An accessible route shall connect at least one accessible en-trance of each accessible dwelling unit with those exterior and inte-rior spaces and facilities that serve the accessibledwelling unit.

4.3.3 Width. The minimum clear width of an accessible route shall be 36 in (915 mm) except at doors (see 4.13.5 and 4.13.6). If a person in a wheelchair must make a turn around an obstruction, the minimum clear width of the accessible route shall be as shown in Fig. 7(a) and (b).

4.3.4 Passing Space. If an accessible route has less than 60 in (1525 mm) clear width, then passing spaces at least 60 in by 60 in (1525 mm by 1525 mm) shall be located at reasonable intervals not to exceed 200 ft (61 m). A T-intersection of two corridors or walks is an acceptable passing place.

4.3.6 Surface Textures. The surface of an accessible route shall comply with 4.5.

4.5 Ground and Floor Surfaces.

4.5.1* General. Ground and floor surfaces along accessible routes and in accessible rooms and spaces including floors, walks, ramps, stairs, and curb ramps, shall be stable, firm, slip-resistant, and shall comply with 4.5.


4.5.2 Changes in Level. Changes in level up to 1/4 in (6 mm) may be vertical and without edge treatment (see Fig. 7(c) ). Changes in level between 1/4 in and 1/2 in (6 mm and 13 mm)

4.4 Protruding Objects 22 Pt. 36, App. A 28 CFR Ch. I (7-1-94 Edition) 514

4.4 Protruding Objects shall be beveled with a slope no greater than 1:2 (see Fig. 7(d) ). Changes in level greaterthan 1/2 in (13 mm) shall be accomplished by means of a ramp that complies with 4.7 or 4.8.

4.32 Fixed or Built-in Seating and Tables.6

4.32.1 Minimum Number. Fixed or built-in seating or tables re-quired to be accessible by 4.1 shall comply with 4.32.

4.32.2 Seating. If seating spaces for people in wheelchairs are pro-vided at fixed tables or counters, clear floor space complying with 4.2.4 shall be provided. Such clear floor space shall not overlap knee space by more than 19 in (485 mm) (see Fig. 45).

4.32.3 Knee Clearances. If seating for people in wheelchairs is provided at tables or counters, knee spaces at least 27 in (685 mm) high, 30 in (760 mm) wide, and 19 in (485 mm) deep shall be pro-vided (see Fig. 45). 4.32.4* Height of Tables or Counters. The tops of accessible tables and counters shall be from 28 in to 34 in (710 mm to 865 mm) above the finish floor or ground.


RESTAURANTS AND CAFETERIAS7

A5.0 Restaurants and Cafeterias. (Appendix A)A5.1 General. Dining counters (where there is no service) are typi-cally found in small carry-out restaurants, bakeries, or coffee shops and may only be a narrow eating surface attached to a wall. This section requires that where such a dining counter is provided, a portion of thecounter shall be at the required accessible height.

5.1* General. Except as specified or modified in this section, res-taurants and cafeterias shall comply with the requirements of 4.1 to 4.35. Where fixed tables (or dining counters where food is con-sumed but there is no service) are provided, at least 5 percent, but not less than one, of the fixed tables (or a portion of the dining coun-ter) shall be accessible and shall comply with 4.32 as required in 4.1.3(18). In establishments where separate areas are designated for smoking and non-smoking patrons, the required number of ac-cessible fixed tables (or counters) shall be proportionally distributed between the smoking and non-smoking areas. In new construction, and where practicable in alterations, accessible fixed tables (or counters) shall be distributed throughout the space or facility.

5.2 Counters and Bars. Where food or drink is served at counters exceeding 34 in (865 mm) in height for consumption by customers seated on stools or standing at the counter, a portion of the main counter which is 60 in (1525 mm) in length minimum shall be pro-vided in compliance with 4.32 or service shall be available at acces-sible tables within the same area.

5.3 Access Aisles. All accessible fixed tables shall be accessible by means of an access aisle at least 36 in (915 mm) clear between parallel edges of tables or between a wall and the table edges.

5.4 Dining Areas. In new construction, all dining areas, including raised or sunken dining areas, loggias, and outdoor seating areas, shall be accessible. In non-elevator buildings, an accessible means of vertical access to the mezzanine is not required under the follow-ing conditions: 1) the area of mezzanine seating measures no more than 33 percent of the area of the total accessible seating area; 2) the same services and decor are provided in an accessible space usable by the general public; and, 3) the accessible areas are not restricted to use by people with disabilities.

In alterations, accessibility to raised or sunken dining areas, or to all parts of outdoor seating areas is not required provided that the same services and decor are provided in an accessible space us-able by the general public and are not restricted to use by people with disabilities.

5.5 Food Service Lines. Food service lines shall have a minimum clear width of 36 in (915 mm), with a preferred clear width of 42 in (1065 mm) to allow passage around a person using a wheelchair. Tray slides shall be mounted no higher than 34 in (865 mm) above the floor (see Fig. 53). If self-service shelves are provided, at least 50 percent of each type must be within reach ranges specified in 4.2.5 and 4.2.6.

A5.0 Restaurants and Cafeterias. (Appendix A)A5.1 General. Dining counters (where there is no service) are typi-cally found in small carry-out restaurants, bakeries, or coffee shops and may only be a narrow eating surface attached to a wall. This section requires that where such a dining counter is provided, a portion of the counter shall be at the required accessible height.



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CITY OF DALLASdallascityhall.com

Browder Street Design Guidelines

Exhibit C BrowderStreetDesignGuidelines

Documents

Transcript of Exhibit C BrowderStreetDesignGuidelines