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Applicable Urban Design Priorities Project Should Achieve

[1] Attention should be given to the treatment of the pedestrian experience along both
Pearl and St. Paul to create inviting pedestrian connections to the park -

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Consideration should be given to condensing or combining garage access drives in order


to minimize their impact on the public realm and enhance pedestrian connections to the
park.

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[2] Grade changes along the Flora sidewalk frontage should be negotiated in a way
that avoids significant barriers between sidewalk patios and throughway zone, thus
City of Dallas
maximizing the flexibility of the space -

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klyde warren park

UDPRP Review Summary 03.22.13


UDPRP Review Summary 03.22.13

City Permanent
of Dallas
landscape barriers should be avoided in the Flora streetscape. Public realm
Urban
Design Peer
Review
Panel flexibility of uses and arrangements of the space.
treatment
should
maximize

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City
of Design
Dallas Peer Review Panel
Urban

Overview

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UDPRP
Review Summary 03.22.13
DATE:
03.22.13

Zom Atelier Flora Lofts

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recommendations of the Sasaki Plan.


[3] Panel rendered various opinions regarding how the development proposal addresses the
Advice
Summary
[1] recommendations
Relative
the architecture
of thePlan.
building and the social impulse of the project the panel is
of
the
Individualtoopinions
are
asSasaki
follows:
extremely positive about the proposal.
Triple
row of trees is not recommended as it occludes and conceals the uses, activity and
Policy
References
Individual
opinions at
arethe
asground
follows:floor. Interruption of the tree line at the building entry helps
light
infiltration
[1] Relative to the architecture
of the building and the social impulse of the project the panel is
[2] Diagrammatic
representation
showing
how subsequent
phases
will address
the perimeter
of
Triple
row
of
trees
is
not
recommended
as it occludes
and conceals
the uses,
activity and
to reveal the concept of the
community
porch.
extremely
positive
about
the
proposal.
Dallas
Arts
District
Sasaki
Plan
light
infiltration
atstreet
the
ground
floor.
Interruption
of the
tree
line
atcondition
the building
entry
helps
the
block
edges
should
beitdeveloped
noting
edge
at street
level,
urban
Triple
row
ofand
trees
is recommended
as
reinforces
the
urban
faade
of Flora
Street
and
to
reveal
thetoconcept
of theareas.
community
porch.
entrance
locations
andformation
service
contributes
the
of public space.
A continuous tree line does not pose an
[2] Diagrammatic
representation
showing how
phases
willfaade
address
the perimeter
of
economic
Triple row threat
of trees
recommended
as itsubsequent
reinforces the
urban
of Flora
Street and
to is
the
lobby of the building.
the urban
block
and
street
edgesofregarding
should
be
developed
noting edge
condition
at street
level,
contributes
to
the
formation
public
space.
A
continuous
tree
line
does
not
pose
an
Downtown
Dallas
360
[3] Panel
rendered
various
opinions
how
the
development
proposal
addresses
the
Triple row of trees is recommended as it helps to support outdoor activity and the overall
entrance
locations
and
service
areas.
economic
threat
to
the
lobby
of along
the building.
recommendations
of
the
Sasaki
Plan.
pedestrian
realm.
Continuation
the lobby entrance also helps to reinforce the
Chapter
3,
Chapter
4
importance
Triple row ofoftrees
is
recommended
as it helps to support outdoor activity and the overall
the
pedestrian
realm.
[3] Panel
rendered
various
opinions
how the development proposal addresses the
Individual
opinions
areContinuation
as
follows:regarding
realm.
alongand
thesupports
lobby entrance
alsointent
helpsof
tothe
reinforce
pedestrian
Triple row of
trees
is Sasaki
recommended
the overall
plan. the
recommendations
of
the
Plan.
importance
Triple row ofoftrees
is not recommended
as it occludes and conceals the uses, activity and
the pedestrian
realm.
Triple row of trees is recommended due to the likelihood of nontraditional retail uses
at the
ground floor. Interruption
of the
line at theofbuilding
entry helps
light
Tripleinfiltration
row
of trees
is recommended
and supports
the tree
overall
the line
plan.
whos
leaseability
not
driven
by immediate
visibility.
A gapintent
in the tree
would look
Individual
opinions
areare
as of
follows:
reveal
the
concept
the
community
porch.
to
Triple
row
of
trees
is
recommended
due
to
the
likelihood
of
nontraditional
retail
uses
inconsistent
of
area.
Triple
row of with
treesintent
is not
recommended
as
it
occludes
and
conceals
the
uses,
activityand
and
recommended as it reinforces the urban faade of Flora Street
whos
leaseability
are
not
driven
by
immediate
visibility.
A
gap
in
the
tree
line
would
look
light
infiltration
at
the
ground
floor.
Interruption
of
the
tree
line
at
the
building
entry
helps
contributes to the formation of public space. A continuous tree line does not pose an
inconsistent
with
intent of
area.
to
reveal the
concept
the
community
porch.
economic
threat
to theoflobby
of the building.
Triple row of trees is recommended as it reinforces the urban faade of Flora Street and
Triple row of trees is recommended as it helps to support outdoor activity and the overall
contributes to the formation of public space. A continuous tree line does not pose an
pedestrian realm. Continuation along the lobby entrance also helps to reinforce the
economic threat to the lobby of the building.
importance of the pedestrian realm.
Triple row of trees is recommended as it helps to support outdoor activity and the overall
Triple row of trees is recommended and supports the overall intent of the plan.
pedestrian realm. Continuation along the lobby entrance also helps to reinforce the
Triple row of trees is recommended due to the likelihood of nontraditional retail uses
importance of the pedestrian realm.
whos leaseability are not driven by immediate visibility. A gap in the tree line would look
Triple row of trees is recommended and supports the overall intent of the plan.
intent of area.
dallasinconsistent
citydesignwith
studio
Page 1 of 1
Triple row of trees is recommended due to the likelihood of nontraditional retail uses
leaseability
are not driven by immediate visibility. A gap in the tree line
would
look
dallaswhos
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studio
Page
1 of
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from
22 Peer Review session.
TIME:the March
8:30am
Below
DATE: is a summary
03.22.13of Urban Design Peer Review Panel advice for the Flora Lofts as derived
from
the March
22 Lofts
Peer Review session.
PROJECT:
Flora
Advice
Summary
TIME:
8:30am
LOCATION:
Dallas City Hall Room 5ES
Advice
Summary
PROJECT: Flora Lofts
[1] Relative to the architecture of the building and the social impulse of the project the panel is
extremelyDallas
positive
the proposal.
LOCATION:
Cityabout
Hall Room
5ES
Overview
[1] Relative to the architecture of the building and the social impulse of the project the panel is
extremely
positive
about the proposal.
[2]
Diagrammatic
representation
showing
subsequent
phases
theas
perimeter
Below
is a summary
of Urban Design
Peerhow
Review
Panel advice
for will
the address
Flora Lofts
derived of
Overview
the
urban
block
and
street
edges
should
be
developed
noting
edge
condition
at
street
level,
from the March 22 Peer Review session.
[2] entrance
Diagrammatic
representation
locations
and serviceshowing
areas. how subsequent phases will address the perimeter of
theisurban
block and
streetDesign
edges should
be developed
notingfor
edge
at as
street
level,
Below
a summary
of Urban
Peer Review
Panel advice
the condition
Flora Lofts
derived
Advice
Summary
locations
and
service
areas.
[3]
Panel
rendered
various
opinions
regarding how the development proposal addresses the
fromentrance
the March
22 Peer
Review
session.

ja

Overview
Below
is a summary
of Urban
Urban Design
Peer Review
PanelDesign Peer Review Panel advice for the Flora Lofts as derived

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UDPRP
Review Summary 03.22.13
LOCATION: Dallas City Hall Room 5ES

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PROJECT:
Flora
LOCATION:
DallasLofts
City Hall
Room
UDPRP
recommendations
from
both5ES
the March 22, 2013 peer review meetings listed below:

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City of Dallas

ss

Pe
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TIME:
8:30am
PROJECT: Flora
Lofts

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03.22.13
8:30am

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KMPG Plaza
Hall Arts

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Urban
Peer Review Panel
DATE:Design 03.22.13

DATE:
TIME:

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Context Description

2121 Flora St.

The project site is located in the Arts District along Flora, between Olive and Pearl. Klyde Warren
Park is located to the west of the block which is also shared with Museum Tower. 2121 Flora is
one of the few remaining development sites along Flora Street, and represents an important
opportunity to reinforce the built edge of the street and introduce additional neighborhood
residents, retail and activity in the Arts District.

Neighborhood:
Dallas Arts District

Originally reviewed on 03-26-13 under the name Flora Lofts, the project scope has been
revised to include a residential tower component. Key considerations for the project are careful
study around tower reflectivity and impact on adjacencies, establishing and enhancing strong
pedestrian connections to Klyde Warren park, and creating an active and flexible public realm
along Flora street.

Program:
Retail/Residential
412 residential units
10,250 sqft. retail

Urban Design Peer Review

09.25.2015

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