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Design Commission – Dec. 16, 2019

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dwg.-90.92 RAINEY STREETNOVEMBER 2019NELSENPARTNERS.COMAustin, TXdwg. Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.Vicinity Plan PROJECT INFORMATION Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.LOADINGFACILITY10'x30'x14ELEVATOR LOBBYAUSTIN ENERGYELECTRICALVAULT30'x36'HOTEL LOBBYRESI LOBBYBAR4,550 SFFIRE COMMANDPACKAGELOCKERS+ REFRLUGGAGELOCKERSOFFICECOMMERCIAL8'-2"GARAGE CLEARANCE HT.TRASH/RECYLCECOMPACTIONLOADINGFACILITY10'x40'x14'103'-9"F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.ITN/S SECTIONPROJECT INFORMATION -Lot Size 16,000 SF 0.3675 acres -Total Gross Floor Building Area 582,513 SF -Height 606’ 53 Floors -Venue / Hotel Use / Lobbies 29,453 SF Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.N/S SECTION128'-0"WOMENSMENSJANITORLEASING ANDMANAGEMENT CENTER1,974 SFFITNESS2,500 SFBARLOUNGE1,415 SFTERRACEPROJECT INFORMATION -Lot Size 16,000 SF 0.3675 acres -Total Gross Floor Building Area 582,513 SF -Height 606’ 53 Floors -Ground Level Venue ± 5,800 SF (4,550 at grade) -Terraces Level 7- pool 5570 SF Level 52- sky deck 3565 SF Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.N/S SECTIONPROJECT INFORMATION -Lot Size 16,000 SF 0.3675 acres -Total Gross Floor Building Area 582,513 SF -Height 606’ 53 Floors -Proposed FAR 36.7:1 -Hotel 424 Keys 349,236 SF 23456789101112131415161718192021113ELEC.T.C. Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.N/S SECTION30"48"48"30"30"48"48"30"ELECTRICALA2585 SFA2585 SFB2-A1,214 SFA1545 SFB2-B1,224 SFB2-B1,224 SFA3657 SFA3657 SFA0445 SFA0445 SFA0445 SF30"48"48"30"A1545 SFA0445 SFA4790 SFB1867 SFA2585 SFB31,400 SFB31,400 SFA3657 SFA3657 SFB2-B1,224 SFELECTRICALA3657 SFB2-B1,224 SFA2585 SFA5882 SFA5882 SFA2585 SFB51,785 SFB31,400 SFB31,400 SFA3657 SFA3657 SFB2-B1,224SF320.54.2ELECTRICALA3657 SFB21,224 SFA2585 SFPROJECT INFORMATION -Lot Size 16,000 SF 0.3675 acres -Total Gross Floor Building Area 582,513 SF -Height 606’ 53 Floors -Proposed FAR 36.7:1 -Hotel 424 Keys 349,236 SF -Residential 198 Units 22% Studios 42% 1 - bed 36% 2 - bed Tota Area - 225,507 -Aff ordable Housing Total Area 9, 371 SF (14) Studios @ 445 sf (2) 1-bedroom apt @ 657 sf (1) 2-bedroom apt @ 867 sf AREA WIDE GUIDELINES Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.AREA WIDE GUIDELINESAW.1Create dense development  Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.AREA WIDE GUIDELINESAW.1Create dense developmentAW.2Create mixed-use development -Residental 225,507 SF -Hotel 349,236 SF -Commerical 5,825 SF LOADINGFACILITY10'x30'x14ELEVATOR LOBBYAUSTIN ENERGYELECTRICALVAULT30'x36'HOTEL LOBBYRESI LOBBYBAR4,550 SFFIRE COMMANDPACKAGELOCKERS+ REFRLUGGAGELOCKERSOFFICECOMMERCIAL8'-2"GARAGE CLEARANCE HT.TRASH/RECYLCECOMPACTIONLOADINGFACILITY10'x40'x14'103'-9"F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.ITCOMMERCIALRESI LOBBYPACKAGELOCKERS+ REFROFFICE100'-0"LEVEL 1 F.F.E.BAR4,550 SF100'-0"LEVEL 1 F.F.E.HOTEL LOBBYLUGGAGELOCKERS100'-0"LEVEL 1 F.F.E.IT Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.SITEAREA WIDE GUIDELINESAW.1Create dense development AW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buff er neighborhood edgesAW.6Protect important public views -Neighborhod edges -Primary street -Secondary street Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.AREA WIDE GUIDELINESAW.1Create dense development AW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buff er neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsAW.11Recycle existing building stockAREA WIDE GUIDELINESAW.1Create dense development AW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buff er neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsAW.11Recycle existing building stock Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.AREA WIDE GUIDELINESAW.1Create dense development AW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buff er neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsAW.11Recycle existing building stockAREA WIDE GUIDELINESAW.1Create dense development AW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buff er neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsAW.11Recycle existing building stock Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.AREA WIDE GUIDELINESAW.1Create dense development AW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buff er neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsAW.11Recycle existing building stockAREA WIDE GUIDELINESAW.1Create dense development AW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buff er neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsAW.11Recycle existing building stock Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.(cid:36)(cid:58)(cid:36)(cid:58)(cid:36)(cid:58)(cid:36)(cid:58)(cid:36)(cid:58)(cid:36)(cid:58)(cid:36)(cid:58)(cid:36)(cid:58)(cid:36)(cid:58)(cid:36)(cid:58)(cid:36)(cid:58)(cid:43)(cid:50)(cid:55)(cid:40)(cid:47)(cid:3)(cid:18)(cid:3)(cid:53)(cid:40)(cid:54)(cid:44)(cid:3)(cid:56)(cid:54)(cid:40)(cid:3)(cid:38)(cid:50)(cid:48)(cid:48)(cid:40)(cid:53)(cid:38)(cid:44)(cid:36)(cid:47)(cid:3)(cid:56)(cid:54)(cid:40)AREA WIDE GUIDELINESAW.1Create dense development AW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buff er neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsAW.11Recycle existing building stock Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.AREA WIDE GUIDELINESAW.1Create dense development AW.2Create mixed-use developmentAW.3Limit development which closes Downtown streetsAW.4Buff er neighborhood edgesAW.5Incorporate civic art in both public and private developmentAW.6Protect important public viewsAW.7Avoid historical misinterpretationsAW.8Respect adjacent historic buildingsAW.9Acknowledge that rooftops are seen from other buildings and the streetAW.10Avoid the development of theme environmentsAW.11Recycle existing building stockENGAGE WITH THENEIGHBORHOODSTREETENGAGE WITH THECOMMERCIAL STREETLOADINGFACILITY10'x30'x14ELEVATOR LOBBYAUSTIN ENERGYELECTRICALVAULT30'x36'HOTEL LOBBYRESI LOBBYBAR4,550 SFFIRE COMMANDPACKAGELOCKERS+ REFRLUGGAGELOCKERSOFFICECOMMERCIAL8'-2"GARAGE CLEARANCE HT.TRASH/RECYLCECOMPACTIONLOADINGFACILITY10'x40'x14'103'-9"F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.ITCOMMERCIALRESI LOBBYPACKAGELOCKERS+ REFROFFICE100'-0"LEVEL 1 F.F.E.BAR4,550 SF100'-0"LEVEL 1 F.F.E.HOTEL LOBBYLUGGAGELOCKERS100'-0"LEVEL 1 F.F.E.IT PUBLIC STREETSCAPE GUIDELELINES Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.View of Rainey ST and DavisZIPPER SCHEMEPUBLIC STREETSCAPE GUIDELINESPS.1Protect the pedestrian where the building meets the streetPS2Minimize curb cutsPS.3Create a potential for two-way streetsPS.4Reinforce pedestrian activityPS.5Enhance key transit stopsPS.6Enhance the streetscapePS.7Avoid confl icts between pedestrian and utility equipmentPS.8Install street treesPS.9Provide pedestrian-scaled lightingPS.10Provide protection from cars/promote curbside parkingPS.11Screen mechanical and utility equipmentPS.12Provide generous street-level windowsPS.13Install pedestrian-friendly mate-rials at street level Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.SITEPUBLIC STREETSCAPE GUIDELINESPS.1Protect the pedestrian where the building meets the streetPS2Minimize curb cutsPS.3Create a potential for two-way streetsPS.4Reinforce pedestrian activityPS.5Enhance key transit stopsPS.6Enhance the streetscapePS.7Avoid confl icts between pedestrian and utility equipmentPS.8Install street treesPS.9Provide pedestrian-scaled lightingPS.10Provide protection from cars/promote curbside parkingPS.11Screen mechanical and utility equipmentPS.12Provide generous street-level windowsPS.13Install pedestrian-friendly mate-rials at street level -Bike path -walking path to bus stops Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.SCALE: 1/16” = 1’-0 Garage - Level B1aELEVATOR LOBBY11'-4"18'-0"5'-2"9'-0"9'-0"5'-3 1/4"R5'-6"R15'-0"R1'-9"11'-6"12'-6"22'-2"17'-0"23'-9 1/2"17'-0"23'-0"57'-9 1/2"41'-0"17'-0"24'-0"SLOPE 6%82'-0"86'-0"82'-0"80'-0"79'-6"SLOPE 6%SLOPE 6%SLOPE 2%SLOPE 1%SLOPE 2%SLOPE 2%79'-6"SLOPE 3%88'-0"DOMESTIC WATER W/ BOOSTER PUMPLINE OF ELEVATOR PITABOVELINE OF ELEVATOROVERRUN ABOVE3'-6"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"FIRE LINE ENTRYFIRE LINE ENTRY79'-2"BIKE STORAGE24 RACKS48 BIKE PARKING SPOTS81-6"81'-6"88'-0"BIKEREPAIRSTATIONA2BCD51EF3411'-4"AE SERVICE FEED9'-0"GREASE INTERCEPTORS98''-0"CLEARANCE AT GARAGEENTRYSLOPE 16%SLOPE 10%SLOPE 5%SLOPE 10%96'-6"11'-10 1/8"3 1/4"1"1/8"1"6"6 1/8"BIKE STORAGE ACCESS PATHPUBLIC STREETSCAPE GUIDELINESPS.1Protect the pedestrian where the building meets the streetPS2Minimize curb cutsPS.3Create a potential for two-way streetsPS.4Reinforce pedestrian activityPS.5Enhance key transit stopsPS.6Enhance the streetscapePS.7Avoid confl icts between pedestrian and utility equipmentPS.8Install street treesPS.9Provide pedestrian-scaled lightingPS.10Provide protection from cars/promote curbside parkingPS.11Screen mechanical and utility equipmentPS.12Provide generous street-level windowsPS.13Install pedestrian-friendly mate-rials at street levelHTHATPARP1SSECCA -Bike path SLOPE 2%88'-0" STORAGECKSKE PARKING SPOTSECKBIKE24 RA48 BIKEAKECKEAKEAK Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.View of Rainey ST and DavisZIPPER SCHEMEPUBLIC STREETSCAPE GUIDELINESPS.1Protect the pedestrian where the building meets the streetPS2Minimize curb cutsPS.3Create a potential for two-way streetsPS.4Reinforce pedestrian activityPS.5Enhance key transit stopsPS.6Enhance the streetscapePS.7Avoid confl icts between pedestrian and utility equipmentPS.8Install street treesPS.9Provide pedestrian-scaled lightingPS.10Provide protection from cars/promote curbside parkingPS.11Screen mechanical and utility equipmentPS.12Provide generous street-level windowsPS.13Install pedestrian-friendly mate-rials at street level PLAZAS AND OPEN SPACE GUIDELINES Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.PLAZAS AND OPEN SPACE GUIDELINESPZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open space networkPZ.3Emphasize connections to parks and greenwaysPZ.4Incorporate open space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasN/APZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces in plaza designN/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatial com-plexity in public spacesPZ.12Use plants to enliven urban spacesPZ.13Provide interactive civic art and fountains in plazasN/APZ.14Provide food service for plaza participantsPZ.15Increase safety in plazas through wayfi nding, lighting, and visibilityN/APZ.16Consider plaza operations and maintenanceN/ADROP-OFFPROPOSEDBUILDINGPROPERTY LINEPROPERTY LINEDAVIS STREETRAINEY STREETALLEYPROPOSEDGARAGE ACCESSBIKE RACKSLIGHT POLESSHADE TREESBUILDING OVERHANGBENCHESSHADE TREESPLANTING ZONEPLANTING ZONEBUILDING OVERHANGPROPOSEDBUILDINGPROPERTY LINEPROPERTY LINEDAVIS STREETRAINEY STREETALLEYPROPOSEDGARAGE ACCESSSTRUCTURED SOIL CELL BELOWSTRUCTURED SOIL CELL BELOW Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.PLAZAS AND OPEN SPACE GUIDELINESPZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open space networkPZ.3Emphasize connections to parks and greenwaysPZ.4Incorporate open space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasN/APZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces in plaza designN/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatial com-plexity in public spacesPZ.12Use plants to enliven urban spacesPZ.13Provide interactive civic art and fountains in plazasN/APZ.14Provide food service for plaza participantsPZ.15Increase safety in plazas through wayfi nding, lighting, and visibilityN/APZ.16Consider plaza operations and maintenanceN/ATexas Sedge (Carex texensis)Shrubby Boneset (Eupatorium havanense)Flame Acanthus (Anisacanthus quadrifidus)White Guara (Guara lindheimeri)River Fern (Thelypteris kunthii)Shumard Red Oak (Quercus shumardii)Inland Sea Oats (Chasmanthium latifoliumTexas Redbud (Cercis canadensis var. texensis)Smooth Prickly Pear (Opuntia ellisiana)Harvard Agave (Agave havardiana)Pink Skullcap (Scuttelaria frutescens)Cherokee Sedge (Carex cherokeensis)Turk’s Cap (Malvaviscus arboreus var. drummondii)Dwarf Palmetto (Sabal minor)Possumhaw Holly (Ilex decidua)Blue Grama (Bouteloua gracilis)Wheeler’s Sotol (Dasylirion wheeleri)Pale Leaf Yucca (Yucca pallida)Gulf Muhly (Muhlenbergia cappilaris) Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.PLAZAS AND OPEN SPACE GUIDELINESPZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open space networkPZ.3Emphasize connections to parks and greenwaysPZ.4Incorporate open space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasN/APZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces in plaza designN/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatial com-plexity in public spacesPZ.12Use plants to enliven urban spacesPZ.13Provide interactive civic art and fountains in plazasN/APZ.14Provide food service for plaza participantsPZ.15Increase safety in plazas through wayfi nding, lighting, and visibilityN/APZ.16Consider plaza operations and maintenanceN/A Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.PLAZAS AND OPEN SPACE GUIDELINESPZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open space networkPZ.3Emphasize connections to parks and greenwaysPZ.4Incorporate open space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasN/APZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces in plaza designN/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatial com-plexity in public spacesPZ.12Use plants to enliven urban spacesPZ.13Provide interactive civic art and fountains in plazasN/APZ.14Provide food service for plaza participantsPZ.15Increase safety in plazas through wayfi nding, lighting, and visibilityN/APZ.16Consider plaza operations and maintenanceN/A Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.PLAZAS AND OPEN SPACE GUIDELINESPZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open space networkPZ.3Emphasize connections to parks and greenwaysPZ.4Incorporate open space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasN/APZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces in plaza designN/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatial com-plexity in public spacesPZ.12Use plants to enliven urban spacesPZ.13Provide interactive civic art and fountains in plazasN/APZ.14Provide food service for plaza participantsPZ.15Increase safety in plazas through wayfi nding, lighting, and visibilityN/APZ.16Consider plaza operations and maintenanceN/A Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.PLAZAS AND OPEN SPACE GUIDELINESPZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open space networkPZ.3Emphasize connections to parks and greenwaysPZ.4Incorporate open space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasN/APZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces in plaza designN/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatial com-plexity in public spacesPZ.12Use plants to enliven urban spacesPZ.13Provide interactive civic art and fountains in plazasN/APZ.14Provide food service for plaza participantsPZ.15Increase safety in plazas through wayfi nding, lighting, and visibilityN/APZ.16Consider plaza operations and maintenanceN/A Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.PLAZAS AND OPEN SPACE GUIDELINESPZ.1Treat the four squares with special considerationN/APZ.2Contribute to an open space networkPZ.3Emphasize connections to parks and greenwaysPZ.4Incorporate open space into residential developmentPZ.5Develop green roofsPZ.6Provide plazas in high use areasN/APZ.7Determine plaza function, size, and activityN/APZ.8Respond to the microclimate in plaza designN/APZ.9Consider views, circulation, boundaries, and subspaces in plaza designN/APZ.10Provide an appropriate amount of plaza seatingN/APZ.11Provide visual and spatial com-plexity in public spacesPZ.12Use plants to enliven urban spacesPZ.13Provide interactive civic art and fountains in plazasN/APZ.14Provide food service for plaza participantsPZ.15Increase safety in plazas through wayfi nding, lighting, and visibilityN/APZ.16Consider plaza operations and maintenanceN/A BUILDING GUIDELINES Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.Tower View from North EastZIPPER SCHEMEBUILDING GUIDELINESB.1Build to the streetB.2Provide multi-tenant, pedestri-an-oriented development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterB.5Control on-site parkingB.6Create quality construction Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.BUILDING GUIDELINESB.1Build to the streetB.2Provide multi-tenant, pedestri-an-oriented development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterB.5Control on-site parkingB.6Create quality construction Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.BUILDING GUIDELINESB.1Build to the streetB.2Provide multi-tenant, pedestri-an-oriented development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterB.5Control on-site parkingB.6Create quality construction Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.LOADINGFACILITY10'x30'x14ELEVATOR LOBBYAUSTIN ENERGYELECTRICALVAULT30'x36'HOTEL LOBBYRESI LOBBYBAR4,550 SFFIRE COMMANDPACKAGELOCKERS+ REFRLUGGAGELOCKERSOFFICECOMMERCIAL8'-2"GARAGE CLEARANCE HT.TRASH/RECYLCECOMPACTIONLOADINGFACILITY10'x40'x14'103'-9"F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.100'-0"LEVEL 1 F.F.E.ITBUILDING GUIDELINESB.1Build to the streetB.2Provide multi-tenant, pedestri-an-oriented development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterB.5Control on-site parkingB.6Create quality constructionIndicates hotel and residental areasIndicates venue area Indicates 6’ encroachement to provide for Great Streets compliance COMMERCIALRESI LOBBYPACKAGELOCKERS+ REFROFFICE100'-0"LEVEL 1 F.F.E.BAR4,550 SF100'-0"LEVEL 1 F.F.E.HOTEL LOBBYLUGGAGELOCKERS100'-0"LEVEL 1 F.F.E.IT Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.BUILDING GUIDELINESB.1Build to the streetB.2Provide multi-tenant, pedestri-an-oriented development at the street levelB.3Accentuate primary entrancesB.4Encourage the inclusion of local characterB.5Control on-site parkingB.6Create quality constructionWEST FACADEZipper SchemeSection Perspective Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018dwg.Tower View - South ElevationZIPPER SCHEMEAREA WIDE GUIDELINESAW.1Create dense development Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.Tower View - North EastZIPPER SCHEMEAREA WIDE GUIDELINESAW.1Create dense development ELEVATIONS Design Commision ExhibitAUSTIN, TX | 318222 | NOVEMBER 20199092 Rainey© Nelsen Partners, Inc. 2018SCALE: 1/16” = 1’-0 dwg.WEST ELEVATIONEAST ELEVATIONSOUTH ELEVATIONNORTH ELEVATION188'-0"LEVEL 8100'-0"LOBBY-LEVEL1111'-0"LEVEL 2- MECH/MAIL122'-0"LEVEL 3- MAIN LOBBY133'-0"LEVEL 4-BOH144'-0"LEVEL 5- MEETING ROOMS155'-0"LEVEL 6166'-0"LEVEL 7- HOTEL AMENITIES198'-0"HOTEL LEVEL 9208'-0"HOTEL LEVEL 10218'-0"HOTEL LEVEL 11228'-0"HOTEL LEVEL 12238'-0"HOTEL LEVEL 13248'-0"HOTEL LEVEL 14258'-0"HOTEL LEVEL 15268'-0"HOTEL LEVEL 16278'-0"HOTEL LEVEL 17288'-0"HOTEL LEVEL 18298'-0"HOTEL LEVEL 19308'-0"HOTEL LEVEL 20318'-0"HOTEL LEVEL 21328'-0"HOTEL LEVEL 22338'-0"TRANSFER- LEVEL 23360'-0"TRANSFER- LEVEL 24371'-0"TIER 1- LEVEL 25382'-0"TIER 1- STR- LEVEL 26470'-0"TIER 1- AFF-LEVEL 34503'-0"TIER 1- LEVEL 37393'-0"TIER 1- STR- LEVEL 27404'-0"TIER 1- STR- LEVEL 28415'-0"TIER 1- STR- LEVEL 29426'-0"TIER 1- STR- LEVEL 30437'-0"TIER 1- STR- LEVEL 31448'-0"TIER 1- STR- LEVEL 32459'-0"TIER 1- STR- LEVEL 33481'-0"TIER 1- AFF-LEVEL 35492'-0"TIER 1- AFF-LEVEL 36514'-0"TIER 1- LEVEL 38525'-0"TIER 1- LEVEL 39536'-0"TIER 1- LEVEL 40547'-0"TIER 1- LEVEL 41657'-0"TIER 3- LEVEL 51646'-0"TIER 3- LEVEL 50635'-0"TIER 3- LEVEL 49624'-0"TIER 3- LEVEL 48613'-0"TIER 3- LEVEL 47602'-0"TIER 3- LEVEL 46591'-0"TIER 2- LEVEL 45657'-0"TIER 2- LEVEL 44569'-0"TIER 2- LEVEL 43558'-0"TIER 2- LEVEL 42672'-0"AMENITY-LEVEL 52686'-0"ROOF DECK- LEVEL 53706'-0"ROOF ...thank you Affordable Housing•8:1 FAR achievable with compliance with Waterfront Overlay Rainey Street subdistrict affordable housing provision requirements. Affordable HousingRainey Subdistrict requirement:•5% of the residential component up to 8:1 FAR affordable housing provided on-site= 4 units; 2,496 SF on-site affordable housing Affordable HousingDDBP requirement:•8:1 FAR to 15:1 FAR fee-in-lieu provision= $218,400.00 fee-in-lieu Affordable HousingCouncil-Approved Additional FAR: 15:1 to 36.41:1On-site and fee-in-lieu provision•5% of additional bonus FAR for on-site affordable housing plus fee-in-lieu for remaining bonus area= 15 units; 6,679 SF on-site and $333,950.15 fee-in-lieu Affordable HousingTotals:•9,175.00 SFon-site affordable housing and•$552,350.15fees-in-lieu19 total on-site units = 9.5% of overall project