Our work at Legacy West in Plano focuses on construction planning and delivery across a 240-acre mixed-use district located at the Dallas North Tollway and State Highway 121. The district is large enough to host multiple Fortune 500 headquarters and blends high-end retail and restaurants with offices, hospitality, residential, and public amenities.
The district presents distinct challenges and opportunities that shape our approach to site coordination, phasing, and execution. The scope includes block-by-block programs, signature corporate assets, structured parking, sustainability requirements, and tenant finish-out considerations that drive project planning across the district.
How Is Legacy West Planned, And What Does Its Scale Mean For Builders?
Legacy West Plano encompasses 240 acres of carefully orchestrated mixed-use development that challenges traditional construction approaches. The master plan integrates corporate office space with hospitality facilities, an urban mixed-use center, apartment homes, and high-density single-family residences. We coordinate across multiple program types simultaneously, requiring sophisticated site civil engineering and traffic engineering solutions that accommodate the district’s location next to major corporate campuses, including Toyota, FedEx Office, and Liberty Mutual.
The development’s public amenities create construction considerations that we address through detailed pre-development planning. The European-style food hall anchors the retail program, while the beer garden and outdoor Box Garden require specialized infrastructure coordination. An outdoor concert venue adds acoustic and structural requirements that influence surrounding construction sequencing. These entertainment and dining features show how mixed-use planning extends beyond basic retail and office integration.
High-end retail and restaurants occupy ground-floor positions throughout the district, with offices and residences stacked above in configurations that demand careful MEP coordination and fire and life safety planning. The hospitality components include a 292-room Renaissance Hotel that requires specialized systems and finishes distinct from the residential towers. We manage these varied building types through unified site planning that addresses shared utilities, emergency access, and service corridors.
LEED-certified elements throughout Legacy West Plano reflect sustainability requirements that influence material selection, energy systems, and water management from the earliest construction phases. The certification process requires documentation and verification protocols that we integrate into quality control procedures. Site civil engineering services have included comprehensive survey work, roadway design, and traffic engineering studies that support the 240-acre scale while maintaining connectivity to the Dallas North Tollway and State Highway 121 intersection.
Construction feasibility across this urban mixed-use center requires coordination with existing infrastructure and phased delivery schedules. The high-density residential components demand different structural systems than the corporate office buildings, yet shared parking structures and utility systems create interdependencies that we resolve through integrated construction management. Each building type brings distinct code requirements and tenant expectations that shape our approach to shell construction and infrastructure installation.
What Are The Key Mixed-Use Blocks And Building Programs?
Each block within Legacy West has a distinct program mix that shapes construction logistics and site coordination. The connected Blocks A and B integrate shops, restaurants, and office space with substantial structured parking. These twin blocks house 623,571 square feet of program space alongside a 1,128-space parking garage that anchors the northern retail corridor.
Block C presents a focused restaurant program across 15,000 square feet in a two-story configuration. This compact footprint allows concentrated kitchen and dining operations while maintaining pedestrian flow to adjacent blocks. The restaurant program emphasizes ground-level access, with service areas positioned for efficient delivery and waste management.
Blocks D and F follow similar residential-over-retail configurations, though with different parking requirements. Block D combines ground-floor retail with upper-level residential units and includes a 527-space garage within its 248,301 square feet. Block F mirrors this approach but accommodates a 546-space garage across 234,675 square feet, reflecting slight variations in unit count and retail footprint.
Block G expands the program vertically with at-grade retail and office space on floors two and three. The 722,238-square-foot structure incorporates a significant 1,580-space parking garage, indicating higher-density office occupancy and visitor turnover. This block represents the transition from pure retail zones toward office-centric areas within the development.
Block H demonstrates the most complex vertical program integration. Ground-level retail supports five office levels, with an amenity deck positioned at level six, providing tenant outdoor space. The accompanying six-story parking garage serves the office population across 425,000 total square feet. The amenity deck placement requires careful coordination of mechanical systems, waterproofing, and structural loading.
Block K houses the European-style food hall and beer garden alongside retail and office components. The 433,704-square-foot program includes an 800-space garage and serves as the entertainment anchor for the district. Food hall construction involves specialized ventilation, grease management, and flexible tenant spaces that accommodate a range of restaurant operators.
Structured parking throughout these blocks ranges from 527 to 1,580 spaces, with garage configurations adapted to each block’s primary use. Office-heavy blocks require higher parking ratios, while residential-over-retail blocks balance resident and visitor needs. These parking structures integrate with retail and office programs through careful elevation coordination and pedestrian connections.
Which Signature Projects And Assets Shape Commercial Demand On Site?
Legacy West commands attention through anchor projects that demonstrate the district’s capacity for large-scale corporate development. Toyota Motor North America established its headquarters on a 100-acre campus with more than 1 million square feet of office space housing thousands of employees. FedEx Office operates from a 265,000-square-foot headquarters facility situated on 21 acres, while Liberty Mutual Insurance maintains a regional office campus spanning 1 million square feet across 9.3 acres.
These headquarters campuses position Legacy West as a destination for Fortune 500 companies seeking modern facilities with extensive parking and amenity access. This corporate presence drives demand for supporting services, retail, and hospitality throughout the district.
District Features Supporting Commercial Activity
The district encompasses approximately 300,000 square feet of space dedicated to restaurants, retail, and entertainment venues. The Renaissance Hotel provides full-service hospitality with 292 rooms, supporting business travel and corporate events. Urban residential components include hundreds of apartment units, creating a live-work environment that reduces commuting for employees.
We coordinate construction projects within this framework, understanding how district amenities influence tenant expectations and building specifications. The European-style food hall, beer garden, and outdoor concert venues require specialized mechanical and electrical systems that we integrate into surrounding commercial projects.
One Legacy West: Class AA Office Specifications
One Legacy West represents the district’s premium office offering as a 14-story, Class AA tower totaling 307,824 rentable square feet. The building achieved LEED Gold certification and Fitwel Viral Response approval, establishing sustainability benchmarks for future construction. Floor-to-ceiling glass systems provide 360-degree views and require specialized curtain wall installation and coordination.
The parking ratio of 4 spaces per 1,000 square feet is supported by a six-story garage structure that we build to support the office tower’s capacity. Building amenities include a fitness center, conference center, and tenant lounge that require dedicated mechanical systems and specialized finishes. The outdoor terrace features fire pits and a reflecting pool, demanding waterproofing expertise and gas line coordination.
Additional tenant amenities include bike storage areas with security systems and an area shuttle service that influence site circulation patterns. These specifications guide our approach to similar Class AA office projects, where we balance premium finishes with functional building systems that support high-density occupancy and diverse tenant needs.
How Do Tenant Finish-Outs And Allowances Factor Into Legacy West Projects?
Tenant Improvement Allowances (TIAs) within Legacy West typically range from $5 to $50 per square foot. This range reflects variations in property class, lease terms, and the specific requirements of each block’s mixed-use program.
We see that office tenants in Class AA towers—such as One Legacy West—command higher TIAs than ground-floor retail spaces. The complexity of medical office build-outs or specialized restaurant equipment can push allowances toward the upper range.
Understanding Shell Space and White-Box Conditions
Legacy West tenants encounter two primary delivery conditions. Shell space provides the basic building envelope, with MEPs (mechanical, electrical, plumbing) brought to the premises, but no interior finishes or partition walls.
White-box conditions include finished drywall, basic ceiling systems, standard lighting, and functional HVAC distribution. We work with tenants to evaluate which starting point best aligns with their timeline and budget constraints.
Certificate of Occupancy requirements vary by use type. Medical practices face stricter compliance standards than general office tenants, particularly around ADA accessibility and specialized ventilation systems.
Common TIA Applications in Legacy West Build-Outs
Partition walls often represent the largest single expense category for most tenants. Creating private offices, conference rooms, and defined work areas within open floor plates drives significant per-square-foot costs.
Flooring upgrades beyond building-standard carpet or polished concrete add both aesthetic value and durability. Retail tenants often specify luxury vinyl tile or specialty surfaces that withstand heavy foot traffic from Legacy West’s pedestrian activity.
Lighting upgrades include LED fixtures, dimming controls, and accent lighting that support branding objectives. Plumbing and HVAC modifications address tenant-specific requirements like additional restrooms, break room sinks, or enhanced air filtration systems.
Painting and finishes allow tenants to establish brand identity within their space. Signage and branding elements, from lobby graphics to exterior storefront identification, complete the tenant improvement scope.
Strategic TIA Planning for Legacy West Tenants
We recommend defining improvement needs early in the lease negotiation process. Clear scope documentation strengthens TIA requests and helps prevent disputes during construction.
Market-rate research across comparable Legacy West properties provides negotiating leverage. Longer lease terms typically justify higher per-square-foot allowances, as landlords recover their investment over extended periods.
Tenant representation through qualified commercial real estate professionals helps tenants navigate complex lease structures. Documentation of disbursement rules, approval processes, and reimbursement timelines protects both parties throughout construction.
Specialized Requirements for Legacy West Use Types
Medical practices require specialized build-outs that exceed standard office improvements. Digital imaging equipment, medical gas systems, and enhanced soundproofing drive costs well beyond typical TIA ranges.
Retail tenants face unique challenges with storefront modifications, security systems, and point-of-sale infrastructure. Restaurant operators need grease-management systems, specialized ventilation, and health-department compliance measures.
Coordinating early with construction teams helps align scope expectations, approval timelines, and reimbursement schedules. We structure our approach to minimize tenant cash-flow impacts while meeting Legacy West’s construction standards and delivery requirements.
Conclusion And Next Steps For Builders At Legacy West
Legacy West’s 240-acre mixed-use development integrates commercial, residential, and hospitality programs and demands precise site coordination and amenity planning. Its block-by-block structure—from the 623,571-square-foot Blocks A-B complex to the signature amenity decks at Block H—sets construction parameters that affect everything from structured parking logistics to tenant finish-out timelines. We approach these projects with a clear view of how LEED certification requirements, parking ratios such as the 4:1000 standard at One Legacy West, and commercial interiors coordination shape overall project phasing.
Early alignment on tenant improvement allowances is critical when coordinating shell finish-outs across Legacy West’s diverse program mix. The district’s combination of Class AA office towers, European-style food halls, and residential-over-retail configurations requires us to structure remodels and construction schedules around each block’s specific MEP requirements and amenity specifications. Project teams benefit when we establish TIA parameters during pre-construction, enabling seamless integration of partition walls, HVAC systems, and specialty finishes that meet Legacy West’s high-end standards while maintaining construction efficiency across the 240-acre site.
Contact EB3 Construction to discuss your Legacy West construction planning and tenant finish-out requirements.
