Downtown Density Bonus Application — original pdf

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2 Page February 7, 2020 Tower 5C will also project implement that the featuresa a quality ground-floor the lead providing oriented space,shadedby The patio additional lobby and cohesivedesignthat implementation DesignGuidelinesMatrix. would seating patio and the of The environment. building’s via glass overhang,with large and retail/restaurant,including windows spacewould be integrated with welcomespedestriansinto City’s Urban Design in values of mix project’s found office ground the and Urban City’s commercial Design usesand vegetation into doors a walk-up adjacent the 5C. Tower Guidelines floor in an would planter indoor counter. offer strips lobby This public More Streets Great information the in found can be Guidelines Standards by pedestrian- a patio seating. accessto an activated and ample area with publicly accessible a in 5C’s Urban sidewalks Tower on attached In addition 25-2-586(E) to meeting of City these by Code GatekeeperRequirements,the providing space, office per project 3 Figure will in comply Ordinance with No. Section 20130627- 105. believethat We characterof Tower Austin’s will 5C growing providea downtown unique to opportunity appreciateyour submit consideration. this application. Pleasecontact high-quality years me for project to if come, you that will and contributeto the appreciatethe questions.We we any have Very truly yours, L, MichaelJ. \#hellan cc: JerryRusthoven,Acting Lead {W0947701 . 1 }  DOWNTOWN DENSITY BONUS PROGRAM (DDBP) SUBMITTAL APPLICATION INSTRUCTIONS A property owner (Owner) or his/her representative (Applicant) acting on behalf of the Owner can initiate an administrative request to the Director of Planning (Director) seeking additional Floor-to-Area (FAR) entitlements as outlined in the Downtown Density Bonus Program as approved by Ordinance No. 20140227-054. In order for the Director to conduct an administrative review, the requirements listed below must be submitted. Once an application is deemed complete, the Director will inform the Applicant of review commencement. The following submittals are required in a complete PDF package of no more than 10 Mb in size with sheets no larger than 11x17 inches: 1. Completed DDBP Application; 2. Vicinity plan locating the project in its context, and showing a minimum 9 block area around the project; 3. Location and nature of nearby transit facilities; 4. Drawings (submitted drawings should demonstrate compliance with Subchapter E Design Standards, as applicable): o Site plan; o Floor plans; o Exterior elevations (all sides); o Three-dimensional views; 5. As part of the gatekeeper requirements, o Urban Design Guidelines checklist; o Great Streets - ; o 2 Star Austin Energy Green Building rating - submit copy of the projects signed Austin Energy Green Building Letter of Intent and Austin Energy Green Building checklist.; 6. Other items that may be submitted but not required: Narrative / graphics / photos to further describe the project. 7. Coordination memo acknowledgment from the City of Austin’s Neighborhood Housing and Community Development Department (NHCD) detailing affordable housing community benefits. Please contact Ms. Sandra Harkins at NHCD for more information.  DOWNTOWN DENSITY BONUS PROGRAM (DDBP) SUBMITTAL APPLICATION 1. Project Name: 2. Property Owner Name: Address: Phone: E-mail: Name: Address: Phone: E-mail: 3. Applicant/Authorized Agent 4. Anticipated Project Address: Page 1 of 9 5. Site Information a. Lot area (also include on site plan): b. Existing zoning (include any zoning suffixes such as “H,” “CO,” etc. If the property has a conditional overlay (CO), provide explanation of conditions (attach additional pages as necessary): c. Existing entitlements: I. Current floor to area (FAR) limitation: II. Current height limitation (in feet) : III. Affected by Capitol View Corridors (CVCs) Yes/No? Yes No If yes, please provide specify height allowed under CVC: 6. Existing Deed Restrictions Detail existing deed restrictions on the property (if any): Page 2 of 9 7. Building Information a. Total square footage - Only include the square footage that counts towards FAR; see LDC 25-1-21(40), (44), and (45): b. Gross floor area devoted to the different land use categories included in the project (e.g., retail/restaurant, office, apartment, condominium, hotel): c. Number or units (if residential development): d. Number of rooms (if hotel or similar use): e. Number of floors: f. Height: g. FAR requested: Page 3 of 9 8. Gatekeeper Requirement (1 of 3): Urban Design Guidelines for Austin Provide detailed explanation of how the project substantially complies with the Urban Design Guidelines for Austin (referencing specific guidelines) in order to meet the first Gatekeeper requirement of the DDBP as described in LDC § 25-2-586 (C)(1)(a). Attach Urban Design Guidelines checklist and additional page(s) as necessary. Page 4 of 9 9. Gatekeeper Requirement (2 of 3): Great Streets Provide an explanation of how this project meets Great Streets standards, the second Gatekeeper requirement of the DDBP as described in LDC § 25-2-586 (C)(1)(b). Attach additional page(s) as necessary: Page 5 of 9 10. Gatekeeper Requirement (3 of 3): 2 Star Austin Energy Green Building Provide an explanation of how this project achieves a minimum two Star Austin Energy Green Building, in order to meet the third Gatekeeper requirement of the DDBP as described in LDC § 25-2-586 (C)(1)(c). Attach Austin Energy Green Building checklist and additional page(s) as necessary: Page 6 of 9 11. Density Bonus Calculation Provide a calculation method of how the additional FAR is sought including site area and amount per square foot according to the Community Benefits calculations described in LDC § 25-2-586 (E)(1)-(12). 12. Community Benefits: Onsite, Fee in lieu, or Combination Detail which community benefits from LDC § 25-2-586 (E) will be used and how they will be applied (on site, fee in lieu of, or combination of the two). Attach additional page(s) as necessary: Page 7 of 9 13. Acknowledgements a. Applicant understands that a standard restrictive covenant template will be drafted by the City of Austin to address Gatekeeper requirements in accordance with 25-2-586(C)(1): b. Applicant understands that will be required to submit a copy of the project’s signed Austin Energy Green Building Letter of Intent: c. Applicant has received and reviewed a copy of the Downtown Density Bonus Yes Yes Ordinance: Yes Austin: Yes No No No No d. Applicant has received and reviewed a copy of the Urban Design Guidelines for e. f. Applicant has scheduled presentation to the Design Commission Working Group and follow-up Design Commission Meeting by coordinating dates with program staff? (aaron.jenkins@austintexas.gov) Yes No If considering in lieu fee or provision of on-site affordable housing as a public benefit, Applicant has scheduled a coordination meeting with the Neighborhood Housing and Community Development Department to detail program requirements and obtained a letter of affordability from NHCD: Yes No Page 8 of 9  DOWNTOWN DENSITY BONUS PROGRAM (DDBP) APPLICATION SUBMITTAL CHECKLIST Submitted: Completed DDBP Application; Vicinity plan/aerial locating the project in its context, and showing a minimum 9 block area around the project; Location of nearby transit facilities; Drawings: ▪ Site plan; ▪ Floor plans; ▪ Exterior elevations (all sides); ▪ Three-dimensional views; Copy of the projects signed Austin Energy Green Building Letter of Intent; Other items that may be submitted but not required: Narrative / graphics / photos to further describe the project. Letter of affordability and acknowledgment from NHCD for affordable housing community benefit. Page 10 of 9  AERIAL TOWER 5C LOCATION {W0949137.1}  AERIAL TRANSIT STOPS {W0949137.1}  TOWER 5C URBAN DESIGN GUIDELINES MATRIX AREAWIDE URBAN GUIDELINES # DESIGN GUIDELINE MET DISCUSSION AW.1 Create dense development YES Tower 5C will provide a dense downtown development with an FAR of 22:1. AW.2 Create mixed-use development YES Tower 5C will provide a mix of office and commercial uses, with professional office space above pedestrian-oriented retail/restaurant to activate the street environment. AW.3 Limit development which closes downtown streets YES The applicant will implement a traffic control plan during construction. No streets will be permanently closed. AW.4 Buffer neighborhood edges N/A Tower 5C is in the downtown core and not adjacent to a neighborhood edge. AW.5 Incorporate civic art in both public and private development NO There is not currently any planned participation in the Art in Public Places program. The owner will install art in the lobby which will, in all likelihood, be visible to the public. AW.6 Protect important public views YES Tower 5C will not impact any protected view corridors. AW.7 Avoid historical misrepresentations YES Tower 5C will implement a ground-floor design developed in collaboration with the Historic Preservation Office and the Historic Landmark Commission that reflects the history of the Warehouse District. Above the ground floor, the building design is contemporary and is compatible with the surrounding building designs. {W0948377.1}  # DESIGN GUIDELINE MET DISCUSSION AW.8 Respect adjacent historical buildings Tower 5C will implement a ground-floor design developed in collaboration with the Historic Preservation Office and the Historic Landmark Commission that reflects the history of the Warehouse District. AW.9 Acknowledge that rooftops are seen from other buildings and the street Tower 5C will include an outdoor rooftop deck that is planned to feature vegetation and other green elements that will enhance views from surrounding buildings. Utility equipment will be screened from view. AW.10 Avoid the development of theme environments There is no planned “theme” for the building. Tower 5C will implement a ground-floor design developed in collaboration with the Historic Preservation Office and the Historic Landmark Commission that reflects the history of the Warehouse District. AW.11 Recycle existing building stock NO While Tower 5C will not be recycling the existing building stock itself, it will implement a design developed in collaboration with the Historic Preservation Office that incorporates styles and designs that reflect the existing buildings, including board-formed concrete elements. YES YES YES # DESIGN GUIDELINE MET DISCUSSION GUIDELINES FOR THE PUBLIC STREETSCAPE PS.1 Protect the pedestrian where the building meets the street YES Tower 5C will offer street trees along the sidewalk for shade, as well as shaded patio space at the corner of 5th and Colorado underneath the tower overhang. PS.2 Minimize curb cuts YES Tower 5C only proposes one curb cut, which is planned for Colorado Street to allow entry and exit from the parking garage. Loading is proposed for the alley. PS.3 Create a potential for two-way streets YES Tower 5C will offer vehicular access from Colorado Street, a two-way street. {W0948377.1}  # DESIGN GUIDELINE MET DISCUSSION PS.4 Reinforce pedestrian activity YES Tower 5C will implement Great Streets standards. It will activate pedestrian activity with ground-floor retail/restaurant uses and will reinforce this activity with streetscape improvements, including sidewalks, street trees, benches, and street lights, among other things. PS.5 Enhance key transit stops N/A There are no existing transit stops at the Tower 5C site. PS.6 Enhance the streetscape YES Tower 5C will implement Great Streets standards and provide key streetscape improvements, including benches, street trees, and trash receptacles, among other things. PS.7 Avoid conflicts between pedestrians and utility equipment YES Utility equipment serving Tower 5C will be minimized and located appropriately in areas that avoid conflicts with pedestrians. PS.8 Install street trees YES Tower 5C will be preserving existing street trees and planting additional street trees in order to ensure a pedestrian-friendly streetscape in line with Great Streets standards. PS.9 Provide pedestrian-scaled lighting YES Tower 5C will be providing street lights in order to ensure a pedestrian-friendly streetscape in line with Great Streets standards. PS.10 Provide protection from cars/promote curbside parking YES Tower 5C will provide a buffer of street trees, planter strips, and street furniture along the sidewalk edge in order to promote pedestrian comfort and provide protection. PS.11 Screen mechanical and utility equipment YES Utility and mechanical equipment will be appropriately screened. {W0948377.1}  # DESIGN GUIDELINE MET DISCUSSION PS.12 Provide generous street-level windows YES Tower 5C will feature outdoor patio space that draws in pedestrian activity from the sidewalk and connects to a lobby with retail/restaurant opportunities, seating, and tables. The length of the lobby along the patio will feature street-level windows. Large unobstructed glass openings will provide views into the building, visually connecting the exterior and building interior. PS.13 Install pedestrian-friendly materials at street level YES Streetscape and patio improvements will be made of quality materials. # DESIGN GUIDELINE MET DISCUSSION GUIDELINES FOR PLAZAS AND OPEN SPACE PZ.1 Treat the four squares with special consideration N/A Tower 5C is not adjacent to any of downtown Austin’s four squares. The closest, Republic Square, is two blocks away and is separated by two towers. PZ.2 Contribute to an open space network There are no open spaces immediately adjacent to Tower 5C. However, Tower 5C will provide a quality patio space and lobby oriented toward the corner of 5th and Colorado, providing easy access to a sidewalk network that leads directly to Republic Square two blocks away. PZ.3 Emphasize connections to parks and greenways There are no parks or greenways immediately adjacent to Tower 5C. However, by implementing Great Streets standards, Tower 5C will provide a more pleasant pedestrian environment on 5th Street, which leads to Republic Square two blocks away. PZ.4 Incorporate open space into residential development Tower 5C does not include a residential component. However, it will offer ground-floor patio space outside the main entrance to the building as well as outdoor decks for tenants on Level 19 and on the rooftop. N/A N/A N/A PZ.5 Develop green roofs YES Tower 5C will include an outdoor rooftop deck that is planned to feature vegetation and other green elements. It will also include an outdoor deck with similar vegetation on Level 19. {W0948377.1}  # DESIGN GUIDELINE MET DISCUSSION PZ.6 Provide plazas in high use areas NO While Tower 5C will not provide a full plaza, it will feature quality patio space at a key location on the corner of 5th and Colorado. This patio will interact with the public realm, invite pedestrian activity, provide seating and shade, and connect with retail/restaurant space. PZ.7 Determine plaza function, size, and activity N/A Tower 5C’s patio is designed to interact visually with the sidewalk in a way that invites pedestrian traffic and activity. It will also feature tables, seating, and planter strips with vegetation, encouraging people to sit down and enjoy the space. PZ.8 Respond to the microclimate in plaza design N/A Tower 5C’s patio space will be shaded by the overhang of the tower as well as by nearby street trees, and will be cooled by vegetation in several planter strips. This outdoor patio space will also lead into an indoor lobby area with further seating and access to retail/restaurant. PZ.9 Consider views, circulation, boundaries, and subspaces in plaza design N/A Tower 5C will feature a unified paving pattern that visually connects the sidewalk to the patio as one overall space. Pedestrians may move through the patio to the lobby, or sit at patio tables and enjoy the space, with planters that provide some separation from general foot traffic. PZ.10 Provide an appropriate amount of plaza seating N/A Tower 5C’s patio space will feature ample seating and will be connected to indoor lobby space with additional seating. PZ.11 Provide visual and spatial complexity in public spaces YES Tower 5C will feature a unique paving pattern that flows from the public sidewalk to the publicly accessible, privately owned patio, visually connecting the two spaces. Various planter strips with vegetation will further add visual complexity to the patio space. PZ.12 Use plants to enliven urban spaces YES Tower 5C’s sidewalk and plaza spaces will feature street trees and planter strips with vegetation. PZ.13 Provide interactive civic art and fountains in plazas NO At this time, no fountains or Art in Public Places program installations are planned. {W0948377.1}  # DESIGN GUIDELINE MET DISCUSSION PZ.14 Provide food service for plaza participants N/A While there will not be food service in the patio space, Tower 5C is currently planned to offer a walk-up café counter in the lobby, as well as seating and tables in the lobby and patio areas. PZ.15 Increase safety in plazas through wayfinding, lighting, and visibility N/A Both the lobby and the patio will feature appropriate lighting and visibility. PZ.16 Consider plaza operations and maintenance N/A The vegetation, seating, tables, and other elements in the patio and lobby areas will be privately maintained. # DESIGN GUIDELINE MET DISCUSSION GUIDELINES FOR BUILDINGS B.1 Build to the street YES Tower 5C will both be built close to the property line and will provide wide sidewalks for a quality pedestrian experience. The corner of 5th and Colorado will feature a patio extending from the sidewalk under a tower overhang that extends close to the property line. B.2 Provide multi-tenant, pedestrian-oriented development at the street level YES Tower 5C will provide a quality, pedestrian-oriented development with an activated patio and lobby that draws in pedestrian traffic and with two retail/restaurant spaces, including a walk-up counter in the lobby. B.3 Accentuate primary entrances YES Tower 5C will provide a quality patio space that connects pedestrians to the lobby area via multiple clear entrances on both the north and east faces of the building. B.4 Encourage the inclusion of local character YES Tower 5C will implement a ground-floor design developed in collaboration with the Historic Preservation Office and the Historic Landmark Commission that reflects the history and character of the Warehouse District. {W0948377.1}  B.7 # DESIGN GUIDELINE MET DISCUSSION B.5 Control on-site parking YES Tower 5C will provide parking above grade in interior spaces that are appropriately screened from view. The vehicular entrance will be designed to reflect the property’s history with vehicular uses, designed with feedback from the Historic Preservation Office. B.6 Create quality construction YES Tower 5C will be built using quality materials and construction that will allow a long-term building lifespan. Create buildings with human scale YES Tower 5C will feature a human-scale pedestrian environment, with a ground floor that is differentiated architecturally by a façade reflecting Austin’s Warehouse District and with an inviting patio space that draws in pedestrian activity and offers ample seating and shade. {W0948377.1}