Project Review Application- Tower 5C — original pdf

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City of Austin - Design Commission Project Review Application The Design Commission provides advisory recommendations to the City Council to assist in developing public policy and to promote excellence in the design and development of the urban environment. The Design Commission reviews three types of projects: 1. City projects (see page ii for process) The Commission reviews all municipal buildings and associated site plans to ensure they demonstrate compliance with city design and sustainability standards (Council Resolution No. 20071129-046), including those seeking Subchapter E Design Standards Alternative Equivalent Compliance (AEC) (Council Resolution No. 20100923-086). 2. Destiny Bonus projects (see page iv for process) The Commission reviews density bonus projects for substantial compliance with the Urban Design Guidelines for Austin in accordance with the Gatekeeper requirements of LDC 25-2-586 for the Downtown Density Bonus Program. 3. Advisory Recommendations for Private projects (see page ii for process) The Commission will consider Project Review Applications from private projects during its regularly scheduled monthly public meetings and may issue an advisory recommendation in the form of a Project Review Letter to the Applicant. This Project Review Application must be submitted before your project can be presented to the Design Commission for their review. Design Commission requests project be presented in their Conceptual/Schematic Design phase. This application primarily addresses inhabited buildings and structures and their effect on the public realm; please refer to Appendix A for infrastructure type projects. The Commission's review of projects is based on the planning/design principles in the Urban Design Guidelines for Austin. Ensure that all applicable principles are addressed in the application questions and in your presentation. https://www.austintexas.gov/sites/default/files/files/Boards_and_Commissions/ Design_Commission_urban_design_guidelin es_for_austin.pdf The Design Commission supports the vision and principles of Imagine Austin Comprehensive Plan, especially those that affect the urban environment and fabric. All projects should consider this vision and principles, many of which are similar to the Urban Design Guidelines. Refer to Appendix C for the most pertinent sections of Imagine Austin. The Design Commission expects the applicant’s design team to present their project with those most knowledgeable and encourages the inclusion of sub-consultants at the presentation, when deemed necessary. EXHIBITS TO PRESENT 1) 2) 3) 4) 5) 6) 7) 8) 9) Completed Project Review Application (p.1-6) Existing zoning classification, adjacent zoning & uses, future land use map classification, topography Vicinity plan, including public transportation and connectivity on-site and within quarter mile Site plan and landscape plan Ground level, basement plan, and typical floor plan Elevations and/or 3d views Any letters of support or findings by other commissions Staff reports, if any Records of public participation Design Commission - Project Review Application i  PROJECT REVIEW PROCESS: CITY PROJECTS The Design Commission reviews all municipal buildings and associated site development projects to ensure they demonstrate compliance with city design and sustainability standards (Council Resolution No. 20071129-046), including those seeking Subchapter E Design Standards Alternative Equivalent Compliance (AEC) (Council Resolution No. 20100923-086). 1. Applicants are encouraged to meet with the Office of the City Architect prior to submitting a Project Review Application, especially if seeking Alternative Equivalent Compliance (AEC) under Subchapter E Design Standards. (See Staff Contacts on page iv.) 2. Applicant submits completed Project Review Application, including Exhibits, to Commission Liaisons a minimum of ten (10) days prior to the Design Commission meeting. (See and Calendar of Regular Meetings and "Exhibits to Present" on page i) 3. Commission Liaisons review Project Review Application for completeness. Once the Application is deemed complete, the project will be added to the agenda. (Agendas are posted online 72 hours prior to the meeting.) 4. Commission Liaisons post backup, including complete Project Review Application and letters/decisions from other Boards and Commissions, the Friday before the meeting. (See Meeting Documents website.) 5. Design Commission meets and hears a 15 minute presentation by the Owner/Applicant/Architect. The Commission asks questions and makes recommendations. At the end of the project review, the Design Commission may rely on the recommendations recorded in their meeting minutes or submit a Project Review Letter to City Staff in Development Services Department. 6. Design Commission may direct a Working Group to write the Project Review Letter. The Working Group will take comments from the full Design Commission meeting, add their comments, and coordinate with the Design Commission Chair to issue a Letter to applicable Development Services Department Staff. The Working Group shall meet prior to the next regularly-scheduled Design Commission to finalize comments on any project submittal. The goal is for this to happen in a one (1) month time frame. 7. Commission Liaisons will forward approved meeting minutes or Project Review Letters to applicable Development Services Staff. 8. Design Commission may request that an Owner/Applicant or City Staff submit an update report in the future so that the Commission can review progress as a project is further detailed. Design Commission - Project Review Application ii PROJECT REVIEW PROCESS: DENSITY BONUS PROJECTS The Design Commission reviews density bonus projects for substantial compliance with the Urban Design Guidelines for Austin in accordance with the Gatekeeper requirements of LDC 25-2-586 for the Downtown Density Bonus Program. 1. Six weeks prior to the target Design Commission meeting: Applicant will contact Density Bonus Liaison with intent to schedule project on the next Design Commission agenda. a. Density Bonus Liaison will provide application and submittal documentation to Applicant and notify Commission Liaisons. 2. Five weeks prior to the target Design Commission meeting: Density Bonus Liaison will contact Chair of Working Group to schedule a meeting, copying Commission Liaisons. 3. By the end of the fourth week (24 calendar days) prior to the target Design Commission meeting: The Applicant will submit all completed application requirements to Density Bonus Staff Liaison. 4. By the end of the third week (17 calendar days) prior to the target Design Commission meeting: Design Commission Working Group will meet to review Project Review Application and evaluate Applicant’s presentation detailing substantial compliance with the Urban Design Guidelines for Austin. a. Working Group will provide Applicant comments and suggestions on improving presentation and issue a recommendation to the Design Commission on achieving substantial compliance with the Urban Design Guidelines for Austin. 5. By the end of the second week (10 calendar days) prior to the target Design Commission meeting: Chair of the Working Group will send the Density Bonus and Commission Liaisons the Working Group’s written recommendation to the Design Commission containing specific feedback given to the Applicant and, if lacking, detailing items to address to achieve substantial compliance with the Urban Design Guidelines for Austin. 6. One week (7 calendar days) prior to the target Design Commission meeting: Once the Density Bonus Liaison receives the revised project submittal from the Applicant and the Commission Liaison receive the written recommendation from the Working Group Chair, the Commission Liaison will place project on Design Commission agenda for discussion and possible action. 7. Design Commission meeting: At the meeting, Design Commission will review the project for substantial compliance with the Urban Design Guidelines for Austin based on Working Group recommendations and issue a final recommendation detailing to Planning and Zoning Department Staff items needed to be addressed in order to achieve substantial compliance. 8. Within one week after Design Commission meeting: The Chair will issue a formal written recommendation based on the action taken by the by the Commission detailing to Planning and Zoning Department Staff items needed to be addressed in order to achieve substantial compliance. Design Commission - Project Review Application iii GENERAL CONSIDERATIONS Incomplete Applications Should Commission Liaisons determine that the Project Review Application is incomplete, the Application shall be returned to the Applicant and the project will not be posted on the agenda for consideration by the Commission. Submissions without the required Adobe PDF electronic file shall be deemed incomplete. Public Notice Posting of public notices on the proposed project site or giving notice to adjacent property owners is not required by the enabling ordinance of the Design Commission. The posted agenda for the Design Commission meetings serves to inform the public of subjects considered by the Commission. The Applicant shall note that the concomitant regulatory procedures by other boards and commissions have legal public notice requirements. Actions taken by the Austin Design Commission shall be in respect of and in compliance with such local ordinances and project review procedures. Limits on Resubmissions Applicants are limited to two (2) resubmissions per design phase (as described herein) and shall notify Commission Staff of the intent and desire to resubmit project(s) for review within seven (7) days of the action vote by the Commission. The Commission shall consider such resubmissions prior to issuing the Project Review Letter. Rebuttal of Project Review Letter Since the Commission issues advisory recommendations only, there is no instance for appeals to the Commission. Rebuttals of such advisory recommendations may be made by the Applicant to the applicable city department, planning commission, or City Council in accordance with applicable standard processes and procedures. STAFF CONTACTS By appointment, City Staff is available for consultation on submittal requirements. To schedule a pre-submission conference or for information on any of the above submittal requirements, please contact: City of Austin, One Texas Center, 505 Barton Springs Rd., Austin, TX 78704 Commission Liaisons: Executive Liaison: Staff Liaison: jorge.rousselin@austintexas.gov, (512) 974-2975 aaron.jenkins@austintexas.gov, (512) 974-1243 Patrick.Colunga@austintexas.gov , (512) 974-2752 Urban Design Division, Planning and Zoning Department, 5th floor City Architect: Janice.White@austintexas.gov, (512) 974-7997 Office of the City Architect, Public Works Department, 9th floor Density Bonus Program Coordinator: jorge.rousselin@austintexas.gov, (512) 974-2975 Urban Design Division, Planning and Zoning Department, 5th floor Design Commission - Project Review Application iv A. PROJECT INFORMATION Project Name The Death Star Project Type: Infrastructure Private project Other City building & site Density bonus Project Location/Address 1 Imperial Avenue, Galactic Empire, Austin, TX 78704 Applicant Darth Vader, Sith Lord Property Owner Darth Vader, Sith Applicant Mailing Address 1Imperial Avenue Austin, TX 78704 Applicant Telephone Number 999-999-9999 Property Owner Mailing Address 1 Imperial Avenue, Austin, TX 78704  Property Owner Telephone Number 999-999-9999 Project Start Date January 2017 Project Completion Date March 2018 Applicant’s Architect Darth Vader, Sith Lord; ABC Architect Applicant’s Engineer Darth Vader, Sith Lord Engineering Company Design Commission - Project Review Application 1 of 6  1] Indicate if proposed Project is required by City Ordinance to be reviewed by the Design Commission. Yes, the project is required to be reviewed by the Design Commission. 2] Describe the recommendation that you are requesting from the Design Commission. We are looking for a recommendation of support from the Design Commission for the project as well as Alternative Equivalent Compliance for setbacks and missing sidewalks. 3] Current Design Phase of Project (Design Commission prefers to see projects right after approved schematic design). Schematic design phase 4] Is this Project subject to Site Plan and/or Zoning application approvals? Will it be presented to Planning Commission and/or City Council? If so, when? Yes, the project is subject to Site Plan approvals and Zoning approvals. We anticipate presenting to the Planning Commission in mid-May and City Council in late June. 5] Does this Project comply with Land Development Code Subchapter E? List specifically any Alternative Equivalent Compliance request if any. Please refer to website for Alternate Equivalent Compliance (AEC) requirements. https://www.municode.com/library/tx/austin/codes/code_of_ordinances?nodeId=TIT25LADE_CH25- 2ZO_SUBCHAPTER_EDESTMIUS Yes, the project generally complies with SubChapter E with 8 foot sidewalks, street trees, and street furniture. However, we need alterative Equivalent Compliance for encroachment into setbacks. Design Commission - Project Review Application 2 of 6  B. PROJECT BACKGROUND 6] Provide project background including goals, scope, building/planning type, and schedule. Broadly address each of the “Shared Values for Urban Areas” that are listed on Page 6 of the Urban Design Guidelines. Attach additional pages as needed. The Empire will rule the entire galaxy with ruthless power. They will crush the Rebellion and Skywalker will become one of them. 7] Has this project conducted community/stakeholder outreach? If so, please provide documentation to demonstrate community/stakeholder support of this project. Yes, the project has conducted 6 months of community outreach including 4 workshops and 2 listening sessions. Is this project submitting for the Downtown Density Bonus Program? If so, please provide a completed Downtown 8] Density Bonus Application. Yes, the project is submitting for Downtown Density Bonus program. See attached. 9] Has the project been reviewed by COA Department (i.e. DAC) Staff? If so, please describe and cite any relevant comments or feedback that the Commission should be aware of. Yes, the project has been reviewed by COA staff. DSD staff mentioned wanting to see wider, straighter sidewalks. We are working with PAZ staff on the number and placement of new trees and preserving six heritage trees. 10] Are there any limitations to compliance or planning principles due to the specific requirements of this project that the Commission should be aware of? Limitations include Design Commission - Project Review Application 3 of 6  C. EXISTING CONDITIONS AND CONTEXT Identify connectivity to public transportation including, bicycle and pedestrian routes and/or multi-modal transportation. 11] Does the project comply with ADA requirements? Provide a site context map and attach additional pages as needed. The Empire will rule the entire galaxy with ruthless power. They will crush the Rebellion and Skywalker will become one of them. Identify and describe any existing features that are required to be preserved and/or protected such as heritage trees, 12] creeks or streams, endangered species (flora and/or fauna)? Attach additional site diagrams as needed. The Empire will rule the entire galaxy with ruthless power. They will crush the Rebellion and Skywalker will become one of them. Is this project within any City of Austin planning district, master plan, neighborhood plan, regulatory district, overlay, etc.? 13] If so, please illustrate how this project conforms to the respective plan. Attach additional pages as needed. (See below for requirements.) The Empire will rule the entire galaxy with ruthless power. They will crush the Rebellion and Skywalker will become one of them. 14] List any project program and/or site constraints that should be considered. The Empire will rule the entire galaxy with ruthless power. They will crush the Rebellion and Skywalker will become one of them. Design Commission - Project Review Application 4 of 6  D. RELATIONSHIP TO PUBLIC REALM Public realm is defined as any publically owned streets, pathways, right of ways, parks, publicly accessible open spaces and any public and civic building and facilities. The quality of our public realm is vital if we are to be successful in creating environments that people want to live and work in. 15] The shared values outlined in the Urban Design Guidelines include Human Character, Density, Sustainability, Diversity, Economic Vitality, Civic Art, A Sense of Time, Unique Character, Authenticity, Safety and Connection to the Outdoors. How is the project addressing these unique community characteristics? Is the project developing any public amenities for urban continuity and vital place making? The Empire will rule the entire galaxy with ruthless power. They will crush the Rebellion and Skywalker will become one of them. 16] Does this project encourage street level activity to engage and respond to functional needs such as shade, rest areas, multi-modal transportation storage and paths? The Empire will rule the entire galaxy with ruthless power. They will crush the Rebellion and Skywalker will become one of them. 17] How will the project be a good neighbor to adjacent properties? For example, describe the treatment of the transition area between properties, i.e. fence, landscape improvements, etc. The Empire will rule the entire galaxy with ruthless power. They will crush the Rebellion and Skywalker will become one of them. Design Commission - Project Review Application 5 of 6  E. ENVIRONMENTAL/SUSTAINABLE ISSUES The Austin Urban Design Guidelines set a goal that, "All development should take into consideration the need to conserve energy and resources. It should also strive for a small carbon footprint." 18] Please list any significant components of the project that contribute to meeting this goal. If the project has been designed to accommodate future inclusion of such components (for example, by being built "solar ready") please list them. The Empire will rule the entire galaxy with ruthless power. They will crush the Rebellion and Skywalker will become one of them. 19] If the project is being designed to meet any sustainability/environmental standards or certifications (for example, LEED Silver), please list them here and attach relevant checklists or similar documents that demonstrate how the standard or certification will be achieved. The Empire will rule the entire galaxy with ruthless power. They will crush the Rebellion and Skywalker will become one of them. 20] If the project contains other significant sustainability components not included above that the Commission should note, please list them here. The Empire will rule the entire galaxy with ruthless power. They will crush the Rebellion and Skywalker will become one of them. Design Commission - Project Review Application 6 of 6  APPENDIX A INFRASTRUCTURE PROJECTS Design Commission - Project Review Application APPENDIX B DENSITY-BONUS PROJECTS Design Commission - Project Review Application APPENDIX C IMAGINE AUSTIN RELATED POLICIES Land Use and Transportation Building Block LUT P30: Protect and enhance the unique qualities of Austin’s treasured public spaces and places such as parks, plazas, and streetscapes; and, where needed, enrich those areas lacking distinctive visual character or where the character has faded. LUT 31: Define the community’s goals for new public and private development using principles and design guidelines that capture the distinctive local character of Austin. LUT P35: Infuse public art into Austin’s urban fabric in streetscapes along roadways and in such places as parks, plazas, and other public gathering places. LUT P41: Protect historic buildings, structures, sites, places, and districts in neighborhoods throughout the City. LUT P43: Continue to protect and enhance important view corridors such as those of the Texas State Capitol District, Lady Bird Lake, and other public waterways LUT P44: Preserve and protect historic parks and recreation areas. Economy Building Block E P6: Support up-to-date infrastructure, flexible policies, and programs, and adaptive reuse of buildings, so that local, small, and creative businesses thrive and innovate. Conservation and Environment Policies Building Block CE P3: Expand the City’s green infrastructure network to include such elements as preserves and parks, trails, stream corridors, green streets, greenways, and agricultural lands. CE P11: Integrate development with the natural environment through green building and site planning practices such as tree preservation and reduced impervious cover and regulations. Ensure new development provides necessary and adequate infrastructure improvements. City Facilities and Services Building Block CFS P14: Integrate erosion, flood, and water quality control measures into all City of Austin capital improvement projects. CFS P24: Increase the share of renewable energy sources, such as wind, solar, and biomass, used by Austin Energy to generate electricity, including infrastructure for on-site sources throughout the City. CFS P29: Increase the use of joint or shared facilities between public safety and other service providers, when possible, to provide residents with efficient services, reduce costs, and maintain public safety infrastructure. CFS P35: Distribute public buildings where neighborhood services are located and other accessible locations throughout the City. Design Commission - Project Review Application CFS P36: Improve multimodal public transportation access to the City’s public buildings and facilities, including the Austin- Bergstrom International Airport. CFS P37: Integrate public buildings and facilities into active, walkable, mixed use neighborhoods and complete, healthy communities. CFS P38: Reduce energy consumption and waste generation in all public buildings to meet the City’s greenhouse gas reduction and zero waste goals. CFS P39: Develop public buildings and facilities that create healthy work environments and educate the public about energy-efficient, sustainable building, and greening best practices. CFS P44: Feature superior design in parks and recreational facilities and include opportunities for public art and sustainable design solutions. S P14: Locate emergency services within close proximity to all neighborhoods and continue to improve community outreach and relationships between police and neighbors S P25: Increase sidewalks and bicycle lanes in neighborhoods to create safer routes to schools, parks, and transit stops. Society Building Block Creativity Building Block C P16: Increase the availability of significant public art to designate districts and/or their entrances and to assist visitors in navigating the area. C P17: Define Austin’s sense of place through high standards for architecture and urban design, public art, public spaces and parks, and arts education. Design Commission - Project Review Application Exhibit 1: DDB Application ARMBRUST & BROWN, PLLC ATTORNEYS AND COUNSELORS 100 CONGRESS AVENUE. SUITE 1300 AUSTIN, TEXAS 78701-2744 512-435-2300 FACSIMILE 512-435-2360 February 7, 2020 MICHAEL J. WHELLAN (512) 435-2320 nn\'hellan@pbauslin.com Mr. Jorge E. Rousselin, Division Manager Urban Design City of Austin 505 Barton Springs Rd., 5th Floor Austin, Texas 78704 Dear Mr. Rousselin: Re: Downtown Density Bonus Application for the .51 acres locally known as 415 Colorado St. (the “Property”) Please accept this letter and the attached Downtown Density Bonus Program application package. The Downtown Density Bonus Program is being sought for this Property in order to provide a quality 41-story building featuring more than 465,900 sf of office space above more than 2,300 sf of ground-floor retail/restaurant, known as Tower 5C. Participation in the Downtown Density Bonus Program would allow an increase in floor-to-area ratio (“FAR’) from the 8:1 base entitlement to the 22:1 needed to build Tower 5C. The Property currently has Central Business District (“CBD”) zoning and is located in the Core/Waterfront District of the Downtown Austin Plan. It is not located within a Capitol View Corridor. While the Property is not historic, the project has been developed with a ground- floor fagade design along Colorado Street that reflects the Property’s location in the Warehouse District, with feedback from the Historic Preservation Office and the Historic Landmark Commission. This design incorporates stylistic features from the Warehouse District, with the inclusion of specific fagades and of board-formed concrete elements. Tower 5C will meet the Downtown Density Bonus Program Gatekeeper Requirements, as outlined in Section 25-2-586 of City Code, including substantially complying with the City’s Urban Design Guidelines, providing Great Streets improvements, and achieving an Austin Energy Green Building (“AEGB”) program rating of at least two stars. There is currently a site plan in review (SP-2019-0463C) that would implement Great Streets improvements along West 5th Street and Colorado Street, with a pedestrian-oriented design featuring wide sidewalks, street trees, benches, trash receptacles, and street lights. Additionally, a signed copy of the Austin Energy Green Building Letter of Intent is attached, outlining the intent to achieve at least a two- star AEGB rating. {W0947701 . 1 } 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 overhang,with large glass 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} Exhibit 2A: Existing Zoning Classification {W0961133.1}  Exhibit 2B: Existing Zoning Classification Commercial Office Parking * *405 Colorado is listed on the City’s Land Use Inventory as its prior Parking use; it is currently being redeveloped as office above ground-floor retail. {W0961133.1} Exhibit 2C: Aerial {W0961133.1} Public Transportation Vicinity Map (Quarter Mile Radius) Exhibit 3: {W0961133.1} Exhibit 4: HLC Staff Report D.15 - 1 HISTORIC LANDMARK COMMISSION DECEMBER 16, 2019 DEMOLITION AND RELOCATION PERMITS HDP-2019-0676 419 COLORADO STREET / 107-21 W. 5TH STREET PROPOSAL Demolish a ca. 1921 commercial building. ARCHITECTURE One-story, rectangular-plan, flat-roofed brick commercial building that has been heavily modified. Although the Colorado Street and 5th Street elevations appear different, the 1962 Sanborn map shows this to be one continuous building that has been divided into various storefronts over the years. RESEARCH It is difficult to pinpoint the exact construction date of this building, as the 1962 Sanborn map shows it as a continuous building from Colorado Street to the alley, but there was a filling station and tire company on Colorado Street for many years with a cutaway corner at 5th and Colorado, and another filling station a little to the east along 5th Street. The current configuration of the building likely dates from around 1950, when the use of the spaces changed from auto filling stations, tire shops, and repair shops to offices, and although there is no building permit to verify it, staff believes that the building was built out from Colorado Street to the alley at that time. Two prominent real estate and insurance firms (Payne and Wiley, and Montandon and Pihlgren) had offices mid-block on 5th Street from the 1950s through the 1970s; Payne and Wiley became the T.E. Wiley Company, which also built houses; Montandon and Pihlgren became the sole office of Arthur Pihlgren, who remained prominent in real estate for many years. The Christian Science Reading Room was located in this building the late 1950s and early 1960s, but later tenants of the building appear to have become more associated with loan companies, bail bonds, work uniforms, and other less professional businesses. All the spaces in this building were being used as restaurants in the 1990s, and each restaurant appears to have made major modifications to the façade of the building. STAFF COMMENTS The building is not listed in the Comprehensive Cultural Resources Survey (1984). Staff has evaluated this building for designation as a historic landmark and has determined that it does not meet the criteria for designation because of its extensive modifications. a. Architecture. The building started off as a tire shop on the corner at 5th and Colorado Streets with a cutaway corner and service bay. That configuration has long since changed, and the building now presents a modified modern streetscape with no apparent relation to its history. b. Historical association. The building had a number of automobile-related uses in the 1920s until around 1950, when it appears to have been converted to office space; two principal tenants in the 1950s and 1960s were T.E. Wiley and Arthur Pihlgren, both prominent real estate brokers; Wiley was a builder a well. c. Archaeology. The building was not evaluated for its potential to yield significant data concerning the human history or prehistory of the region. d. Community value. The building has lost its identity as either an auto-related business or a warehouse, and therefore does not reflect the same context as the  other buildings in the 400 block of Colorado Street. There does not appear to be any basis for determining that this building has community value as defiend by the Land Development Code. e. Landscape feature. The property is not a significant natural or designed landscape with artistic, aesthetic, cultural, or historical value to the city. D.15 - 2 STAFF RECOMMENDATION Release the permit upon completion of a City of Austin Documentation Package, consisting of photographs of all elevations, a dimensioned sketch plan, and a narrative history, for archiving at the Austin History Center. While the buildings have been heavily modified from their original appearance, documentation of the current appearance of the building will be a useful resource for researchers looking to document the history of the Warehouse District.  LOCATION MAP D.15 - 3  D.15 - 4 419 Colorado Street / 119-121 W. 5th Street ca. 1921 2009 photograph 2009 photograph showing the 5th Street elevation D.15 - 5 1987 1981 2019 photograph OCCUPANCY HISTORY 419 Colorado Street/119-121 W. 5th Street City Directory Research, Austin History Center By City Historic Preservation Office November, 2008 1992 419 Colorado Street The address is not listed in the directory. 121 W. 5th Street Lee Cook, the Wokaholic Restaurant 119 W. 5th Street Wokaholic overflow 419 Colorado Street The address is not listed in the directory. 121 W. 5th Street Bagels R Us Bakery and Deli Joe Villada, proprietor 119 W. 5th Street Bagels R Us Annex 419 Colorado Street The address is not listed in the directory 121 W. 5th Street The Sandwich Shop Jose Huezo, Edgardo Huezo and Thomas Anderson, proprietors 119 W. 5th Street The address is not separately listed. 419 Colorado Street The address is not listed in the directory. 121 W. 5th Street Sandwich Shop Valerie Whitmer, James Brison, and Anita deMoria, proprietors 119 W. 5th Street The address is not separately listed in the directory. D.15 - 6 1977 1975 1973 1969 1967 1963 1957 419 Colorado Street The address is not listed in the directory. 121 W. 5th Street Uniform Center Mildred Rosenfield, manager 119 W. 5th Street The address is not separately listed. 419 Colorado Street The address is not listed in the directory. 121 W. 5th Street Uniform Center Mildred Rosenfield and Esther Watson, proprietors 119 W. 5th Street The address is not separately listed. 419 Colorado Street The address is not listed in the directory. 121 W. 5th Street Uniform Center Henry I. Rosenfield and Esther Watson, proprietors 119 W. 5th Street The address is not separately listed. 419 Colorado Street The address is not listed in the directory. 121 W. 5th Street Uniform Center Henry I. Rosenfield, manager 119 W. 5th Street Uniform Center 419 Colorado Street The address is not listed in the directory. 121 W. 5th Street Uniform Center Henry I. Rosenfield, manager 119 W. 5th Street Bowen’s Barber Shop Louie Bowen, proprietor 419 Colorado Street The address is not listed in the directory. 121 W. 5th Street Yetter’s Beauty Box George G. Yetter, proprietor D.15 - 7 119 W. 5th Street Doctors’ Plan Insurance Southern Medical and Hospital Service, hospital insurance Robert A. “Bob” Green, district manager 419 Colorado Street The address is not listed in the directory. 119 W. 5th Street National Life and Accident Insurance Company Estey R. Younglood, district manager NOTE: 121 W. 5th Street is not listed in the directory. 419 Colorado Street Blue Pennant Tire Company Helen H. Cater, president 419 Colorado Street Blue Pennant Tire Company Helen H. Cater, president 119-121 W. 5th Street The address is not listed in the directory. 419 Colorado Street Blue Pennant Tire Company Helen H. Cater, president 119-21 W. 5th Street No addresses are listed in the odd side of the 100 block of W. 5th Street higher than 109 W. 5th Street. 419 Colorado Street Blue Pennant Tire Company Helen H. Cater, president 119-21 W. 5th Street No addresses are listed in the odd side of the 100 block of W. 5th Street that would correspond to this site. 419 Colorado Street Blue Pennant Tire Company Helen H. Cater, proprietor 119-21 W. 5th Street No addresses are listed in the odd side of the 100 block of W. 5th Street that would correspond to this site. 419 Colorado Street Blue Pennant Tire Company Glenn Cater, secretary/treasurer, manager 119-21 W. 5th Street No addresses are listed in the odd side of the 100 block of W. 5th Street that would correspond to this site. 1953 1949 1947 1944-45 1941 1937 1935 1932-33 419 Colorado Street W.H. Badger, Jr. Filling station 119-21 W. 5th Street  1930-31 1929 1927 1924 1922 1920 1918 D.15 - 8 No addresses are listed in the odd side of the 100 block of W. 5th Street that would correspond to this site. 419 Colorado Street Badger-Mason Tire Company All kinds of auto accessories W.H. Badger, Jr. and G.H. Mason, proprietors 119-21 W. 5th Street No addresses are listed in the odd side of the 100 block of W. 5th Street that would correspond to this site. 419 Colorado Street Badger Auto Supply and Kelly-Springfield Tires Walter H. Badger, Jr., proprietor 119-21 W. 5th Street No addresses are listed in the odd side of the 100 block of W. 5th Street that would correspond to this site. 419 Colorado Street Badger Auto Supply Company All kinds of auto accessories, Kelly-Springfield Tires Walter H. Badger, Jr. 119-21 W. 5th Street No addresses are listed in the odd side of the 100 block of W. 5th Street that would correspond to this site. 419 Colorado Street Auto Salvage Company Emil Traunecker, proprietor 119-21 W. 5th Street No addresses are listed in the odd side of the 100 block of W. 5th Street that would correspond to this site. 419 Colorado Street Auto Salvage Company Used parts for all cars, auto repairs Emil Traunecker, proprietor 119-21 W. 5th Street No addresses are listed in the odd side of the 100 block of W. 5th Street that would correspond to this site. Neither 419 Colorado nor any address in the 100 block of W. 5th Street corresponding to this site is listed in the directory. Neither 419 Colorado nor any address in the 100 block of W. 5th Street corresponding to this site is listed in the directory. D.15 - 9 Advertisement for the Blue Pennant Tire Company, which had their business here from the mid- 1930s to around 1950. Austin American, December 28, 1936 News story on the Blue Pennant Tire Store Austin American, April 12, 1937  D.15 - 10 The 1900 Sanborn map shows the site of the current building as vacant. The 1935 Sanborn map shows a filling station at the corner of 5th and Colorado, the site of the current building. The filling station had a cutaway corner and a canopy for service. The building is believed to date from ca. 1921; it was an auto repair and used auto parts shop until around 1925, became Walter H. Badger, Jr.’s auto supply and tire shop from around 1925 to 1934, then the Blue Pennant Tire Company operated here from around 1934 to around 1950. The building underwent a remodeling project in 1950 which apparently removed the awning and gave the building a square front on Colorado Street, although the location of the cutaway awning is still visible on the 5th Street façade of the building.  D.15 - 11 The 1961 Sanborn map shows the building in its current configuration after the 1950 remodeling. The building was extensively remodeled again in the late 1980s and then in 2000 for Kenichi Restaurant, the current tenant. The location of the former cutaway corner on the building is shown by the indentation on the 5th Street elevation. The renovation occurred with the conversion of the building from automobile-related activities to an office use.  D.15 - 12 107-117 W. 5th Street ca. 1950 OCCUPANCY HISTORY 107-17 W. 5th Street 107: 109: 111: 115: 117: City Directory Research, Austin History Center By City Historic Preservation Office December, 2019 1992 1985-86 1981 107: 109: 111-15: 117-21: Delaware Sub Shop, sandwich shop Dittlinger Realty Austin Bail Bonds Schlotzky’s, sandwich shop Vacant Delaware Sub Shop, sandwich shop Arthur Pihlgren, realtor Schlotzky’s, sandwich shop Chimichanga Mexiteria, restaurant Vacant Arthur Pihlgren, realtor Schlotzky’s, sandwich shop The address is not listed in the directory. T.E. Wiley Company, real estate Arthur Pihlgren, realtors Vacant State Bar of Texas The address is not listed in the directory. 107: 109: 111-15: 117: 107: 109: 111: 115: 117: 1977 D.15 - 13 T.E. Wiley Company, real estate Arthur Pihlgren, realtors Vacant Community Finance Corporation T.E. Wiley Company, real estate Arthur Pihlgren, realtors Vacant Community Finance Corporation T.E. Wiley Company, real estate Montandon and Pihlgren, realtors Uniform Center Community Finance Corporation Vacant 107: 109-11: 113: 115: 117: T.E. Wiley Company, real estate Montandon and Pihlgren, real estate Christian Science Reading Room Community Finance and Thrift Corporation Vacant Payne and Wiley Company, real estate and insurance Montandon and Pihlgren, real estate and insurance Toy Palace, doll shop Christian Science Reading Room Community Finance and Thrift Corporation Investors Stock Exchange Payne and Wiley, real estate and insurance Montandon and Pihlgren, real estate and insurance Hilda Marie’s Dolls and Toys Christian Science Reading Room Community Finance and Thrift Corporation American Cancer Society 1973 1968 1965 1961 1957 1954 1952 107: 109: 111: 115: 107: 109: 111: 115: 107: 109: 111: 115: 117: 107: 109: 111: 113: 115: 117: 107: 109: 111: 113: 115: 117: 107: 109: 111: 113: 115: 117: Payne and Wiley, real estate and insurance Montandon and Pihlgren, real estate and insurance Hilda Marie’s Dolls and Toys Christian Science Reading Room Community Finance and Thrift Corporation Swindell Insurance Agency Sanders Company, real estate NOTE: Staff believes the current building and configuration was constructed around 1950 when the older part of the building was renovated into offices. Before 1950, only a few addresses now associated with the current building were listed in city directories, and the businesses were auto repair garages, a gunsmith, an early rubber tire business, and a radio service. 1949 107: 109: NOTE: Payne and Wiley was located at 612 Colorado Street; Arthur Pihlgren was a salesman for Buratti & Montandon, real estate and insurance, 719 Colorado Street. Austin Magneto Service, auto accessories John F. Kreuz, gunsmith HISTORIC LANDMARK COMMISSION DECEMBER 16, 2019 DEMOLITION AND RELOCATION PERMITS HDP-2019-0678 415 COLORADO STREET D.17 - 1 PROPOSAL Demolish a ca. 1919 commercial building. ARCHITECTURE One-story, rectangular-plan, flat-roofed brick-veneered commercial building originally divided into duplex spaces; the storefront has been replaced with modern materials, but the line of fixed-sash clerestory windows above the duplex storefronts appears to be original. RESEARCH Like the building next door at 409 Colorado, also slated for demolition, this building originally had automobile-related uses. Pinckney W. Powell had an auto painting business in this building from the time of its construction until the mid-1930s; Joseph C. Dill had an auto top and auto trimming business here as well for the same duration. From the mid-1930s until around 1950, the Insurance Forms Department of Texas occupied this entire building for their operations. From the early 1950s through the late 1960s, Scarbrough’s a local department store at 6th Street and Congress Avenue, had their drapery workshop and delivery and parcel post department. The south half of the building became a surplus office equipment warehouse in the 1970s. In the 1990s, the building was renovated as a restaurant and cocktail lounge; successor cocktail lounges occupied this space until early 2019. STAFF COMMENTS The building was not listed in the Comprehensive Cultural Resources Survey (1984). Staff has evaluated this building for designation as a historic landmark and has determined that while the building may not rise to the level of an individual landmark, it is an integral part of the context of the Warehouse District, a branded destination in downtown Austin. a. Architecture. The building is a one-story duplex commercial building with a brick veneer and a line of clerestory windows above what would have been the original ground-floor openings. The storefronts have been replaced over the years, but the form and details of the building are otherwise intact. b. Historical association. The building was constructed for automobile uses – the first tenants of the building were an auto body shop and an auto top shop, which remained here until around 1936. The building then became a state department warehouse until the early 1950s, when Scarbrough’s a local department store, moved into this space for its parcel post department and drapery workhouse. Since the 1990s, the building has been home to various cocktail lounges and restaurants. c. Archaeology. The building was not evaluated for its potential to yield significant data concerning the human history or prehistory of the region. D.17 - 2 d. Community value. The building is important to the context of the greater Warehouse District, but probably does not have community value in and of itself. e. Landscape feature. The property is not a significant natural or designed landscape with artistic, aesthetic, cultural, or historical value to the city. STAFF RECOMMENDATION Encourage rehabilitation and adaptive re-use, including adaptation/incorporation of the façade into any new building proposed for the site. If the commission votes to release the demolition permit for this building, then staff recommends the completion of a City of Austin Documentation Package, consisting of photographs of all elevations, a dimensioned sketch plan, and a narrative history, for archiving at the Austin History Center and consideration of erecting a plaque detailing the history of the building and the Warehouse District on the site. LOCATION MAP D.17 - 3 D.17 - 4 413-415 Colorado Street ca. 1919 2009 photograph 2019 photograph D.17 - 5 OCCUPANCY HISTORY 413-15 Colorado Street City Directory Research, Austin History Center By City Historic Preservation Office November, 2008 1992 1987 Neither 413 nor 415 Colorado Street is listed in the directory. 413: The address is not listed in the directory. 415: Office Surplus Equipment warehouse No proprietor listed 413: The address is not listed in the directory. 415: Vacant 413: The address is not listed in the directory. 415: Office Surplus Equipment warehouse No proprietor listed 413: The address is not listed in the directory. 415: Office Surplus Equipment Gary Bergvall, manager Neither 413 nor 415 Colorado Street is listed in the directory. 413: Scarbrough’s Drapery Workshop 415: Scarbrough’s City Delivery and Parcel Post Department 413: E.M. Scarbrough & Sons Drapery Workshop 415: E.M. Scarbrough & Sons City Delivery and Parcel Post Department 413: E.M. Scarbrough & Sons Drapery Workshop 415: The address is not listed separately in the directory. 413-5 E.M. Scarbrough & Sons Drapery Workshop 413-5 Insurance Forms Department of Texas Printers 413-5 Insurance Forms Department of Texas Printers 413-5 Insurance Forms Department of Texas Printers 413-5 Insurance Forms Department of Texas 1981 1977 1975 1969 1967 1963 1957 1953 1949 1947 1944-45 1941 D.17 - 6 Printers 413-5 Insurance Forms Department of Texas Printers 413-5 Powell Auto Body Works Expert body and fender repair, painting and trimming, springs, windshield and door glass, motor repairs, and auto blacksmithing. Pinckney W. Powell, proprietor Dill Auto Top Company Joseph C. Dill, proprietor NOTE: Around 1936, Joseph C. Dill moved his business to 404 Colorado Street. 1932-33 413-5 Powell Auto Body Works Expert body and fender repair, painting and trimming, springs, windshield and door glass, motor repairs, and auto blacksmithing. Pinckney W. Powell, proprietor Dill Auto Top Company Joseph C. Dill, proprietor 1930-31 413-5 Powell Auto Body Works 1930-31 (cont.) 1929 Expert body and fender repair, painting and trimming, springs, windshield and door glass, motor repairs, and auto blacksmithing. Pinckney W. Powell, proprietor Dill Auto Top Company Joseph C. Dill, proprietor 413-5 Powell Garage and Body Works Expert body and fender repair, painting and trimming, springs, windshield and door glass, motor repairs, and auto blacksmithing. Pinckney W. Powell, proprietor 1937 1935 1927 1924 Dill Auto Top Company Joseph C. Dill, proprietor 413-5 Powell Garage and Body Works Pinckney W. Powell, proprietor Dill Auto Top Company Joseph C. Dill, proprietor 413-5 Pinckney W. Powell Auto painting Dill Auto Top Company Automobile and carriage trimmers Joseph C. Dill, proprietor 1922 413-5 Pinckney W. Powell Auto painting and also acting yard manager, International and Great Northern Railroad D.17 - 7 1920 1918 William J. Dill Auto and carriage trimmer Pinckney W. Powell Auto painting; builder of automobile and truck bodies, painting and trimming, specialists in spring work and axle welding. William J. Dill Auto and carriage trimmer NOTE: The address is listed as 411 Colorado Street. NOTE: 413 Colorado Street is listed as vacant. The address is not listed in the directory. NOTE: The only building listed on the odd side of the street north of the alley is the Southwestern Telegraph and Telephone Company warehouse at 407 Colorado Street. NOTE: The 1914 city directory shows 411 Colorado Street as vacant, and 415 Colorado Street as the machine shop of Oscar E. Hallen and Joy C. Messer, which was still in existence at the time of the publication of the 1916 city directory. The 1912-13 city directory shows the barber shop and residence of Ysidro Montalvo at 411 Colorado Street and the Studebaker dealership of Charles E. Anderson, Jr., Walter S. Benson, and Madison H. Benson at 415 Colorado Street. Advertisement for Powell Garage and Body Works. Pinckney W. Powell had an auto painting and body shop here from around 1919 to 1936. Austin American, July 7, 1923 D.17 - 8 Advertisement for Powell Garage and Body Works Austin American, August 19, 1923 Advertisement for Powell Garage and Body Works Austin Statesman, February 12, 1924 D.17 - 9 Powell Garage and Body Works advertisement (believed to be ca. 1928), Austin History Center Vertical Files, Automobile garages Advertisement for Dill’s Auto Top Company in Powell’s Garage Austin American-Statesman, April 4, 1926 D.17 - 10 Congratulations to the expanded Chevrolet dealership in the 200 block of E. 5th Street from the Dill Auto Top Company Austin American-Statesman, July 24, 1927 Christmas greetings from Dill Auto Top Company, located in Powell’s Garage Austin American, December 25, 1935 Christmas thanks and greetings from Powell Auto Body Works Austin American, December 25, 1935 D.17 - 11 New Year’s greetings from Dill Auto Top Shop at this location Austin Statesman, January 1, 1936 Joe Dill moved his business across the street to 404 Colorado Street later that year. D.17 - 12 Obituary of Pinckney W. Powell, who operated the Powell Garage and Body Works here from around 1919 until 1936. His son, Roger, took over the Day and Night Garage next door at 409 Colorado Street as well as the Powell Auto Body Works at that address from the mid- 1930s through the early 1940s. Austin American, July 9, 1939 Obituary of Will J. Dill, who ran an automobile and carriage trimming shop here in the 1920s. His son, Joe C. Dill, continued the business, and expanded it to include automobile tops and seat covers. Austin American, February 2, 1929 D.17 - 13 Obituary of Joseph C. Dill, who operated an auto top business here from the mid-1920s until around 1936, when he moved his operations to 404 Colorado Street. Joseph C. Dill was the son of William J. Dill, who had had an automobile and carriage trimming business here in the early 1920s. Joe Dill married Bessie Powell, the daughter of Pinckney W. Powell, who had an auto painting business here from 1920 until around 1936. His brother- in-law, Roger Powell, continued the Powell Auto Body Shop here until 1936, when he moved to 409 Colorado and Dill moved to 404 Colorado. Austin American, February 15, 1938 D.17 - 14 The 1900 Sanborn map shows a one-story store with a canopy with a one-story dwelling behind it at 411 Colorado Street. The 1935 Sanborn map shows the current building at 413-5 Colorado Street as a one-story building labeled “Auto Repair and Body Works” with a concrete floor and wood trusses and a canopy or awning across the front. The 1935 city directory listing shows the building occupied by Powell Auto Body Works and the Dill Auto Top Company. HISTORIC LANDMARK COMMISSION DECEMBER 16, 2019 DEMOLITION AND RELOCATION PERMITS HDP-2019-0678 415 COLORADO STREET D.X - 15 The 1961 Sanborn map shows the building at 413-15 Colorado Street as split into two halves, the southern half (413) being devoted to upholstering, and the northern half (415) denoted as general storage. There is a canopy or awning over each section of the building, but they differ in depth, according to the map. City directories show that E.M. Scarbrough & Sons had their drapery workshop here from the early 1950s to the late 1960s. The building was remodeled as a restaurant and bar in 1995 for Miguel’s La Bodega; it has also housed Ringer’s Sports Bar, and now Maria Maria, with remodeling between each incarnation. HISTORIC LANDMARK COMMISSION DECEMBER 16, 2019 DEMOLITION AND RELOCATION PERMITS HDP-2019-0677 409 COLORADO STREET D.16 - 1 PROPOSAL RESEARCH Demolish a ca. 1923 former auto repair garage. ARCHITECTURE Two-story, rectangular-plan, board-formed concrete building with a shaped parapet; the storefront and second-story windows are modern. The building was constructed in 1923 as an automobile dealership and the Day and Night Garage, which operated here from around 1923 until the mid-1940s. Alongside the Day and Night Garage in the late 1930s was the Powell Auto Body Works. After the Day and Night Garage closed in the early 1940s, the space was used as an auto storage garage for a short period of time, and then after World War II, as the home of the Ponca Wholesale Mercantile Company, a tobacco business, which stayed in business here along with the Standard Cigarette Service, a cigarette vending company, until the late 1960s. The building was vacant in the mid-1970s and then was the warehouse for the State Board of Insurance Liquidation Division through the 1990s. The Alamo Draft House, the first movie theater in Austin to serve food and show art movies, had its original location in this building in the late 1990s. The building has since been used as a cocktail lounge. STAFF COMMENTS The building was listed as a Priority 2 for research in the Comprehensive Cultural Resources Survey (1984). Staff has evaluated this building for designation as a historic landmark and has determined that while the building may not rise to the level of an individual landmark, it is an integral part of the context of the Warehouse District, a branded destination in downtown Austin. a. Architecture. The building is composed of board-formed concrete that has been partially stuccoed and painted over; the storefront has been changed from the original probable garage openings to a modern metal- framed storefront, and the upstairs windows do not appear to be original to the building. However, the building is distinctive for its shaped parapet that is reminiscent of Spanish Colonial Revival architecture, and was once a prominent business building form in downtown Austin. Staff believes that despite the changes to the building, the building has architectural significance. b. Historical association. The building was constructed as an auto garage and repair facility, and shared space with other auto-related industries in the early years of its existence. It was not until the 1940s that this building actually became a warehouse for the Ponca Wholesale Mercantile Company, a use that continued at least through the mid- 1990s. The building was also the first home of the Alamo Draft House, D.16 - 2 a very successful Austin-based venture that revolutionized the movie- going experience for patrons. While none of the businesses that used this building qualify as individually significant, the use of the building as a garage and later warehouse indicates its significance to the business district in downtown Austin. c. Archaeology. The building was not evaluated for its potential to yield significant data concerning the human history or prehistory of the region. d. Community value. The building is important to the context of the greater Warehouse District, but probably does not have community value in and of its own merit. e. Landscape feature. The property is not a significant natural or designed landscape with artistic, aesthetic, cultural, or historical value to the city. STAFF RECOMMENDATION Encourage rehabilitation and adaptive re-use, including adaptation/incorporation of the façade into any new building proposed for the site. If the Commission votes to release the demolition permit for this building, then staff recommends the completion of a City of Austin Documentation Package, consisting of photographs of all elevations, a dimensioned sketch plan, and a narrative history, for archiving at the Austin History Center, and consideration of erecting a plaque detailing the history of the building and the Warehouse District on the site.  LOCATION MAP D.16 - 3  D.16 - 4 409 Colorado Street ca. 1923 2008 photograph 2019 photograph  D.16 - 5 2019 photograph of the storefront and upper windows OCCUPANCY HISTORY 409 Colorado Street State Board of Insurance warehouse State Board of Insurance Liquidation Division warehouse City Directory Research, Austin History Center By City Historic Preservation Office December, 2008 1992 1987 1981 1977 1975 1969 1969 (cont.) Standard Cigarette Service State Board of Insurance Liquidation Division warehouse State Board of Insurance Liquidation Division warehouse Vacant Ponca Wholesale Mercantile Company Tobacco Ervin J. Safarik, manager  1967 1963 1957 1953 1949 D.16 - 6 Music and games, cigarette and candy vending machines “in business since 1937” Hollis W. Ponder, proprietor Ponca Wholesale Mercantile Company Tobacco Ervin J. Safarik, manager Standard Cigarette Service Cigarette vending machines Hollis W. Ponder, superintendent NOTE: The listing in the city directory indicates that Standard Cigarette Service has been in business since 1937. Standard Cigarette Service Vending machines Thurman V. Miller, superintendent Ponca Wholesale Mercantile Company Wholesale tobacco – tobacco and cigarette wholesalers, candies, and fountain supplies, vending machines. Ervin J. Safarik, manager Standard Cigarette Service Vending machines Thurman V. Miller, manager Ponca Wholesale Mercantile Company Wholesale tobacco Ervin J. Safarik, manager Ervin J. Safarik Wholesale tobacco Standard Cigarette Service Vending machines Thurman V. Miller, manager Ponca Wholesale Mercantile Company Wholesale tobacco Ervin J. Safarik, manager Standard Cigarette Service Wholesale tobacco Howard Forrester, division manager Ponca Wholesale Mercantile Company Thurman V. Miller, manager NOTE: Thurman and Ava B. Miller also lived on the premises.  1947 1944-45 1941 1937 1935 1932-33 1930-31 1929 1927 1924 D.16 - 7 Standard Cigarette Service Hobert Durrett, manager Ponca Wholesale Mercantile Company Thurman V. Miller, manager NOTE: Thurman V. Miller also lived on the premises. Lytton’s Auto Storage E. Roy Lytton, proprietor Powell Auto Body Works Roger M. Powell, proprietor Day and Night Storage Garage Roger M. Powell, proprietor Powell Auto Body Works Expert body and fender repair, painting and trimming, springs, windshield and door glass, motor repairs, and auto blacksmithing Roger M Powell, proprietor Day and Night Storage Garage Roger M. Powell, proprietor Day and Night Garage Roger M. Powell, manager Day and Night Garage William H. Rumsey and Joseph W. Bailey, proprietors Day and Night Garage Peter Stapper, proprietor Day and Night Garage Automobile garage, repairing and service station; agency, Stewart Motor Trucks Peter Stapper, proprietor Day and Night Garage Peter Stapper and William H. Rumsey, proprietors 409½: Auto Paint Shop Ernest R. Cole, proprietor Day and Night Garage Peter Stapper and William H. Rumsey, proprietors Riley-Simmons Motor Company Automobiles John B. Riley and Joseph P. Simmons, proprietors NOTE: Joseph P. Simmons was also the principal of Austin High School.  1922 1920 The address is not listed in the directory. The address is not listed in the directory. D.16 - 8 Advertisement for Ernest R. Cole’s Auto Paint Shop. Cole had an automobile paint shop here in the mid-1920s. Austin American-Statesman, March 7, 1926 Advertisement for a car for sale at the Day and Night Garage, run by Peter Stapper and William Rumsey in the 1920s. Austin American-Statesman, March 7, 1926 Advertisement for the Day and Night Garage, run by Peter Stapper in the late 1920s. Austin History Center vertical file, automobile repair shops ca. 1928  D.16 - 9 Death notice for Roger M. Powell, who took over the Day and Night Garage from William H. Rumsey and Peter Stapper in the mid-1930s; Powell opened his own auto body repair shop here around 1936 and ran it until the early 1940s. He was the son of Pinckney W. Powell, who had opened the Powell Auto Body Works next door at 413-15 Colorado Street in 1920. Austin American-Statesman, January 31, 1988 Obituary of Peter Stapper, who, with William Henry Rumsey, opened the Day and Night Garage here in the 1920s and 1930s. Austin American-Statesman January 14, 1968 Obituary of William Henry Rumsey, who started the Day and Night Garage here with his brother-in-law, Peter Stapper, in the 1920s. Stapper and Rumsey operated the Day and Night until the mid- 1930s, when Roger M Powell took over the business. Austin American, October 10, 1938 Obituary of Thurman V. Miller, who operated the Ponca Wholesale Mercantile Company, a wholesale tobacco outfit, here in the 1940s, and Standard Cigarette Service, which handled cigarette machines, here through the early 1960s. The business was taken over by Ervin Safarik in the 1960s. Austin American-Statesman May 26, 1975  D.16 - 10 Obituary of Ervin Safarik, who ran a wholesale tobacco business here from the early 1950s through the late 1960s. Austin American-Statesman December 22, 1990 D.16 - 11 The 1900 Sanborn map shows a dwelling on the site of the current building at 409 Colorado Street. The 1935 Sanborn map shows the current building at 409 Colorado as a two-story building with auto spray painting on the second floor of the building and the garage occupying the ground floor. The 1935 city directory shows the Day and Night Garage occupying the building; the 1937 city directory shows Powell Auto Body Works and the Day and Night Storage Garage at this address. The building also featured a concrete ramp on the south side and an awning or canopy across the front.  D.16 - 12 The 1961 Sanborn map shows the building at 409 Colorado Street as a wholesale merchandise warehouse with a private garage on the second floor. Ponca Wholesale Mercantile Company, a wholesale tobacco business, operated here in the 1950s and 1960s. The canopy shown on the 1935 map above is shown on this map as well.  D.X - 13 Exhibit 5: Working Group Memo MEMORANDUM Date: To: From: Re: March 4, 2020 City of Austin Design Commission Planning & Urban Design Working Group Density Bonus Working Group review of Tower 5C at 415 Colorado Street for substantial compliance with the Urban Design Guidelines February 27, 2020/12:00 pm Michael Whellan- Armbrust & Brown Meeting date: Applicant: The project location is 415 Colorado Street. The project includes mixed uses of retail, 2,332 sf, and office, 465,900 sf, totaling 468, 232 sf. The applicant is seeking a density bonus to raise the FAR from 8:1 to 22:1 (maximum allowance). The site area is 22,080 sf, and the total project area is 468,232 sf. The total building height is 655’-11” (41 floors). The maximum height achievable under the density bonus program in this portion of Downtown is not applicable. The additional square footage made available by the FAR & height density bonus is 291,592 sf. The current 8:1 FAR yields 176,640 sf. Per ordinance, the applicant is required to provide streetscape improvements along all public street frontages consistent with the Great Streets Standards, and the applicant shall commit to a minimum of 2 star green building rating. The Mayor and Council and the Planning & Development Review Director is to determine appropriate bonus area and in light of community benefits to be provided. Positive attributes of the project include a more contemporary Great Streets design that utilizes elements that trigger a strong connection of the building to the streetscape unlike many of the more traditional designs. These elements include dynamic paving patterns and a variety of planting materials. The architecture of the building provides a unique 1 sculptural form in the skyline against a majority of rectilinear structures. Refer to checklist for additional comments. Concerns primarily center on possible traffic impact of already congested thoroughfares due to large amount of tenant parking spaces, even though substantial on-site bicycle parking is provided. The historical element of the Colorado Street side garnered a lot of discussion. And although the enhanced paving pattern and other atypical streetscape elements were well received, there is some concern that it might interrupt the uniformity of the traditional Greats Streets program which is most prevalent Downtown. Refer to checklist for additional comments. We recommend that this project, as presented, is in substantial compliance with the Urban Design Guidelines. URBAN DESIGN GUIDELINES CECKLIST AREA WIDE GUIDELINES 1. 2. Create dense development - [X] incorporated, [ ] need input, [ ] n/a Create mixed-use development - [X] incorporated, [ ] need input, [ ] n/a The Working Group (WG) would like to see a nice mixture of retail that supports the area and not just a large restaurant that might not serve a diverse range of customers. Also, the WG encourages public use of the Lobby which was proposed to be a “We Work” type space and not limit its use for office hours only. More mixed use would be nice but the ground floor was limited due to the large area required for elevators and stairs. Limit development which closes downtown streets - [X] incorporated, [ ] need input, [ ] n/a Buffer neighborhood edges - [ ] incorporated, [ ] need input, [X] n/a Incorporate civic art in both public and private development - [ ] incorporated, [X] need input, [ ] n/a Protect important public views - [X] incorporated, [ ] need input, [ ] n/a Avoid historical misrepresentations - [ ] incorporated, [X] need input, [ ] n/a Although the historical homage to the existing Warehouse District on the Colorado Street side is mandated by other entities, the WG would like the structure to be either a mural that is sensitively placed on the face of the new building, or have it deep enough to provide some type of function. Also, the brick structure at the parking garage entrance is puzzling if you are not aware that it has historical significance. As presented, the historical homage elements seem to be a distraction (instead of attraction) as it interrupts the uniformity of the streetscape provided by this project. Respect adjacent historic buildings - [] incorporated, [X] need input, [ ] n/a See Item 8 above. Acknowledge that rooftops are seen from other buildings and the street – [X] incorporated, [ ] need input, [ ] n/a` Avoid the development of theme environments - [] incorporated, [X] need input, [ ] n/a See Item 8 above. Recycle existing building stock - [ ] incorporated, [ ] need input, [X] n/a 2 3. 4. 5. 6. 7. 8. 9. 10. 11. 12.  GUIDELINES FOR THE PUBLIC STREETSCAPE 1. Protect the pedestrian where the building meets the street- [X] incorporated, [ ] need input, [ ] n/a The paving material at the parking garage entrance should differ from the other streetscape paving to alert pedestrians of this automobile crossing. Minimize curb cuts - [X] incorporated, [ ] need input, [ ] n/a Create a potential for two-way streets - [ ] incorporated, [ ] need input, [X] n/a Reinforce pedestrian activity - [X] incorporated, [ ] need input, [ ] n/a Enhance key transit stops - [ ] incorporated, [X] need input, [ ] n/a Was not discussed. Enhance the streetscape- [X] incorporated, [ ] need input, [ ] n/a Avoid conflicts between pedestrians and utility equipment - [X] incorporated, [ ] need input, [ ] n/a Install street trees- [X] incorporated, [ ] need input, [ ] n/a Provide pedestrian-scaled lighting-[ ] incorporated, [X] need input, [ ] n/a Was not discussed. Provide protection from cars/promote curbside parking - [X] incorporated, [ ] need input, [ ] n/a Screen mechanical and utility equipment- [X] incorporated, [ ] need input, [ ] n/a Provide generous street-level windows- [X] incorporated, [ ] need input, [ ] n/a Install pedestrian-friendly materials at street level - [X] incorporated, [ ] need input, [ ] n/a GUIDELINES FOR BUILDINGS 1. 2. Build to the street- [X] incorporated, [ ] need input, [ ] n/a Provide multi-tenant, pedestrian-oriented development at the street level- [X] incorporated, [ ] need input, [ ] n/a The Working Group (WG) would like to see a nice mixture of retail that supports the area and not just a large restaurant that might not serve a diverse range of customers. Also, the WG encourages public use of the Lobby which was proposed to be a “We Work” type space and not limit its use to office hours only. Accentuate primary entrances - [X] incorporated, [ ] need input, [ ] n/a Encourage the inclusion of local character - [X] incorporated, [ ] need input, [ ] n/a Control on-site parking - [X] incorporated, [ ] need input, [ ] n/a The Working Group (WG) would like to see less on-site parking which could encourage the use of public transportation as our focus is to reinforce safe and vibrant pedestrian activity and not more automobiles Downtown. Create quality construction - [X] incorporated, [ ] need input, [ ] n/a Create buildings with human scale - [X] incorporated, [ ] need input, [ ] n/a 6. 7. GUIDELINES FOR OPEN SPACE (not applicable) 3 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 3. 4. 5. The Working Group appreciates the opportunity to preliminarily review and comment on this project and we look forward to a continued collaborative process while moving this project forward. Respectfully, Evan K. Taniguchi Planning & Urban Design Working Group of the Design Commission 4