Downtown Density Bonus Application — original pdf

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ARMBRUST & BROWN, PLLC A T T O R N E Y S A N D C O U N S E L O R S 100 CONGRESS AVENUE, SUITE 1300 AUSTIN, TEXAS 78701-2744 512-435-2300 FACSIMILE 512-435-2360 Richard Suttle, Jr. (512) 435-2310 rsuttle@abaustin.com June 17, 2020 Jerry Rusthoven Acting Lead, Assistant Director City of Austin Planning and Zoning Department 505 Barton Springs Road, 5th Floor Austin, Texas 78704 Re: Downtown Density Bonus Application for Block 16 (the "Application") Dear Mr. Rusthoven: This letter, along with the Application is submitted to apply for a density bonus for property located at 320 E. 2nd Street (the “Property”). The Property is approximately 0.8106 acres (35,309 square feet) and is currently developed with restaurant uses. The Property is zoned Central Business District (“CBD”) and within the Core/Waterfront district of the Downtown Austin Plan. The maximum floor-to-area ratio (“FAR”) for properties zoned CBD is 8:1 with no height limitation. This would yield about 282,472 square feet of building area on a 0.8106 acre site. The purpose of this Application is to request a density bonus to exceed the 8:1 FAR limitation to construct a 47-story office building with ground floor retail and structured parking (the “Project”). The building will be approximately 723 feet tall. The density bonus, if approved, would allow for a 21:1 FAR to yield approximately 741,319 square feet of building area. This is an increase of approximately 458,847 square feet. The Project shall adhere to Section 25-2-586 by meeting all of the Gatekeeper requirements. This includes, (i) a restrictive covenant committing to provide streetscape improvements along all public street frontages, consistent with Great Streets Standards, (ii) a restrictive covenant committing to achieve a minimum two-star rating under the Austin Energy Green Building program, and (iii) substantial compliance with Urban Design Guidelines as outlined in the matrix submitted with the Application. A site plan has been filed under Case No. SP-2019-0426C that provides streetscape improvements along San Jacinto Boulevard, E. 2nd Streets, and Trinity Street consistent with Great Streets Standards. The Project proposes a civically minded ground level experience with a shaded colonnade and two corner plazas that will be populated with a generous amount of public art. {W0965698.1} ARMBRUST & BROWN, PLLC Page 2 In summary, the request is to increase the allowed FAR from 8:1 to 21:1 through the Downtown Density Bonus Program. We appreciate your consideration of our Project and look forward to meeting with you to answer any questions and provide further details. Very truly yours, ARMBRUST & BROWN, PLLC Richard T. Suttle, Jr. cc: Jorge Rousselin Tyler Grooms Amanda Morrow Amanda Surman {W0965698.1}  D R A V E L U O B O T N C A J N A S I ) . . W O R . ' 0 8 ( T E E R T S Y T N R T I I ) . . W O R . ' 0 8 ( ALLEY (20' R.O.W.) EAST 2ND STREET (80' R.O.W.) 00 20' 40' GRAPHIC SCALE 20' LEGEND PROPERTY LINE ADJACENT PROPERTY LINE LIMITS OF CONSTRUCTION BUILDING OVERHANG ACCESSIBLE PATH PAVERS CONCRETE SIDEWALK SHADE STRUCTURE TYPE 1 CURB RAMP. SEE CITY OF AUSTIN DETAILS ON SHEET 23. TREE GRATE. SEE DETAIL ON SHEET 30. (4) BIKE RACK. SEE DETAIL ON SHEET 31. (2) BENCH. SEE DETAIL ON SHEET 30. AUSTIN ENERGY STANDARD 25' ROW ILLUMINATION POLE. SEE DETAIL ON SHEET 31. TRASH RECEPTACLE. SEE DETAIL ON SHEET 31. WARNING: CONTRACTOR IS TO VERIFY PRESENCE AND EXACT LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. Know what'sbelow. Call before you dig. BENCHMARKS TBM 1- SQUARE CUT ON TOP OF CONCRETE CURB IN THE EAST MARGIN OF TRINITY STREET ±5' SOUTHWEST FROM A 12" LIVE OAK WITH TREE TAG 5007 IN THE EAST MARGIN OF TRINITY STREET, ±27' NORTH FROM A 18" LIVE OAK WITH TREE TAG 5006 IN THE EAST MARGIN OF TRINITY STREET, ±102' NORTH FROM A 10" CEDAR ELM WITH TREE TAG 5014 IN THE EAST MARGIN OF TRINITY STREET. ELEVATION = 469.47'. TBM 2- SQUARE CUT ON TOP OF CONCRETE CURB IN THE WEST MARGIN OF SAN JACINTO STREET ±5' EAST FROM A STORM SEWER MANHOLE IN THE WEST MARGIN OF SAN JACINTO STREET, ±50' WEST FROM A STORM SEWER MANHOLE IN THE EAST MARGIN OF SAN JACINTO STREET, ±49' WEST FROM A 8" RED OAK WITH TREE TAG 5012. ELEVATION = 470.58'. SITE PLAN APPROVAL SHEET ____OF____ FILE NUMBER__________________APPLICATION DATE_______________ 09252019 SP-2019-0426C APPROVED BY COMMISSION ON_______________UNDER SECTION_______ OF 112 CHAPTER__________OF THE CITY OF AUSTIN CODE. 25-5 RANDALL ROUDA EXPIRATION DATE (25-5-81,LDC)__________CASE MANAGER__________________ PROJECT EXPIRATION DATE (ORD.970905-A)__________DWPZ______DDZ______ __________________________________________________________________________ Director, Development Services Department RELEASED FOR GENERAL COMPLIANCE:_____________ZONING_____________ CBD Rev. 1____________________________Correction 1_____________________________ Rev. 2____________________________Correction 2_____________________________ Rev. 3____________________________Correction 3_____________________________ Final plat must be recorded by the Project Expiration Date, if applicable. Subsequent Site Plans which do not comply with the Code current at the time of filing, and all required Building Permits andor a notice of construction (if a building permit is not required), must also be approved prior to the Project Expiration Date. N A L P E T S I 6 1 K C O L B T E E R T S D N 2 . E 0 2 3 I N T S U A F O Y T C I S A X E T , Y T N U O C S V A R T I SHEET NUMBER 8 OF 42 SP-2019-0426C SITE PLAN NOTES: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. ALL PARKING SPACES SHALL HAVE MINIMUM 7'-0" VERTICAL CLEARANCE. EVERY HANDICAP ACCESSIBLE PARKING SPACE SHALL BE IDENTIFIED BY A SIGN CENTERED 5 FEET ABOVE THE PARKING SURFACE, AT THE HEAD OF THE PARKING SPACE. THE SIGN MUST INCLUDE THE INTERNATIONAL SYMBOL OF ACCESSIBILITY AND STATE RESERVED, OR EQUIVALENT LANGUAGE. SUCH SIGNS SHALL NOT BE OBSCURED BY A VEHICLE PARKED IN THE SPACE AND SHALL MEET THE CRITERIA SET FORTH IN UBC, 3108(c) AND ANSI A1171-1986-4.6.2. CONTRACTOR TO HAVE STAKING VERIFIED BY OWNER PRIOR TO PROCEEDING WITH CONSTRUCTION. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE NOTED. SCREENING FOR SOLID WASTE COLLECTION AND LOADING AREAS SHALL BE THE SAME AS, OR OF EQUAL QUALITY TO, PRINCIPAL BUILDING MATERIALS. COMPLIANCE WITH GREEN BUILDING STANDARDS OF TWO STARS IS REQUIRED FOR ALL BUILDINGS CONSTRUCTED ON THIS SITE. ALL EXTERIOR LIGHTING WILL BE FULL CUT-OFF AND FULLY SHIELDED IN COMPLIANCE WITH SUBCHAPTER E 2.5 AND WILL BE REVIEWED DURING BUILDING PLAN REVIEW. ANY CHANGES OR SUBSTITUTION OF LAMPLIGHT FIXTURES SHALL BE SUBMITTED TO THE FOR APPROVAL IN ACCORDANCE WITH SECTION 2.5.2.E CONTRACTOR SHALL INSTALL GREAT STREETS ELECTRICAL CONDUIT, PULL BOXES, AND MANHOLES PER AUSTIN ENERGY GREAT STREETS STANDARDS. REFER TO AUSTIN ENERGY TYPICAL GREAT STREETS LAYOUT. APPROVAL OF THESE PLANS BY THE CITY OF AUSTIN INDICATES COMPLIANCE WITH APPLICABLE CITY REGULATIONS ONLY. COMPLIANCE WITH ACCESSIBILITY STANDARDS SUCH AS THE 2010 STANDARDS FOR ACCESSIBLE DESIGN OR THE 2012 TEXAS ACCESSIBILITY STANDARDS WAS NOT VERIFIED. THE APPLICANT IS RESPONSIBLE FOR COMPLIANCE WITH ALL APPLICABLE ACCESSIBILITY STANDARDS. SLOPES ON ACCESSIBLE ROUTES MAY NOT EXCEED 1:20 UNLESS DESIGNED AS A RAMP. ANSI 403.3 ACCESSIBLE PARKING SPACES MUST BE LOCATED ON A SURFACE WITH A SLOPE NOT EXCEEDING 1:50. ANSI 502.5 ACCESSIBLE ROUTES MUST HAVE A CROSS-SLOPE NO GREATER THAN 1:50. ANSI 403.3 PAVERS SHALL BE NON-BEVELED TO MINIMIZE VIBRATIONS TO WHEELCHAIR BOUNDARY PEDESTRIANS. TRASH CONTAINERS SHALL NOT BE LEFT AT CURB SIDE UNATTENDED. SIGNS MUST BE POSTED ON THE BUILDING OR AT A LOCATION THAT IS PUBLICLY VISIBLE INDICATING THAT TRASH CONTAINERS MAY NOT BE LEFT AT CURBSIDE. THE SIGN SHALL INDICATE THE CITY OF AUSTIN'S CODE ENFORCEMENT PHONE NUMBER FOR THE PUBLIC TO REPORT VIOLATIONS. THE DEVELOPER MUST BE AWARE THAT THE TRINITY STREET DRIVEWAY MAY BE CONSTRUCTED AND USED AT THEIR OWN RISK. THE DRIVEWAY MAY ALSO BE REMOVED OR CLOSED BY THE CITY OF AUSTIN FOR ANY DURATION AND WITH MINIMAL NOTICE AT ANY TIME, FOR ANY REASON. IF THE DRIVEWAY IS INDEFINITELY CLOSED THE CITY OF AUSTIN WILL NOT RELOCATE, ALTER, OR RECONSTRUCT THE DRIVEWAY. SITE PLAN FIGURE: & S E L B A T N A L P E T S I S E T O N 6 1 K C O L B T E E R T S D N 2 . E 0 2 3 I N T S U A F O Y T C I S A X E T , Y T N U O C S V A R T I SITE PLAN APPROVAL SHEET ____OF____ FILE NUMBER__________________APPLICATION DATE_______________ 09252019 SP-2019-0426C APPROVED BY COMMISSION ON_______________UNDER SECTION_______ OF 112 CHAPTER__________OF THE CITY OF AUSTIN CODE. 25-5 RANDALL ROUDA EXPIRATION DATE (25-5-81,LDC)__________CASE MANAGER__________________ PROJECT EXPIRATION DATE (ORD.970905-A)__________DWPZ______DDZ______ __________________________________________________________________________ Director, Development Services Department RELEASED FOR GENERAL COMPLIANCE:_____________ZONING_____________ CBD Rev. 1____________________________Correction 1_____________________________ Rev. 2____________________________Correction 2_____________________________ Rev. 3____________________________Correction 3_____________________________ Final plat must be recorded by the Project Expiration Date, if applicable. Subsequent Site Plans which do not comply with the Code current at the time of filing, and all required Building Permits andor a notice of construction (if a building permit is not required), must also be approved prior to the Project Expiration Date. SHEET NUMBER 9 OF 42 SP-2019-0426C AUSTIN ENERGY GREEN BUILDING Letter of Intent This Letter of Intent demonstrates the intent of the project owner or an authorized representative to complete the necessary requirements to achieve an Austin Energy Green Building (AEGB) minimum Star Rating for a development / project that requires this rating. Project Name: Project Address: This Letter of Intent must be included with the Administrative Site Plan application for all projects requiring an AEGB Rating. Signing this letter demonstrates knowledge of this requirement and the process necessary to achieve an AEGB Rating. For best results, meet with an AEGB representative early in the design process. To achieve an AEGB Rating: I. Submit a Project Application in the AEGB Online Rating System prior to or within Schematic Design Phase. Sign and upload the Letter of Intent to the Documents tab. Complete “Team” tab. II. Submit a completed and signed AEGB Conditional Approval with the Building Permit application. AEGB will issue a Conditional Approval upon satisfactory review of the project’s construction documents, including plans, specifications, mechanical plans, Manual J calculation (applicable for multifamily and single family projects), and the project’s AEGB Rating Worksheet. III. Schedule AEGB inspections (separate from City of Austin inspections) of the project with the AEGB representative a) After interior mechanical equipment has been installed and prior to installation of sheetrock. b) At substantial completion of construction. IV. Submit a completed and signed AEGB Final Approval to receive the Certificate of Occupancy for this project. AEGB will issue a Final Approval upon substantial completion of the project and satisfactory fulfillment of the AEGB Rating. This Letter of Intent is entered into by the parties, acting through their duly authorized representatives, effective as of the later of two signature dates entered below: PARTICIPANT: Name: Dustin Dorph Signature: Title: Development Director Phone Number: 512-867-8100 Date: 06/12/2020 AUSTIN ENERGY GREEN BUILDING: Name: Signature: Title: Phone Number: Date: 300 E 2nd St, Austin, Texas, 78701BLOCK 16TWOGarrett JaynesEngineer A512-482-54386/12/2020Block 16 - Downtown Density Bonus Request Urban Design Guidelines Compliance Matrix Achieved? (Yes/No) Applicant's Comments The project is requesting additional density through the Downtown Density Bonus program to increase density to an FAR of 21:1. Area Wide Guidelines Guideline AW-1: Create dense development 1 2 AW-2. Create mixed-use development 3 4 5 6 7 8 9 AW-3. Limit development which closes downtown streets AW-4. Buffer neighborhood edges AW-5. Incorporate civic art in both public and private development AW-6. Protect important public views AW-7. Avoid historical misrepresentations AW-8. Respect adjacent historic buildings AW-9. Acknowledge that rooftops are seen from other buildings and the street 11 AW-11. Recycle existing building stock Public Streetscape Guidelines PS-1. Protect the pedestrian where the building meets the street 12 13 PS-2. Minimize curb cuts Yes Yes Yes N/A Yes Yes Yes N/A Yes Yes No Yes Yes The project will span a half block and proposes approximately 739,763 SF of office space and 1,556 SF of ground floor retail space. While the building is comprised mostly of office space, the project proposes a civically minded ground level experience with two corner plazas that will be populated with vegetation and grand pieces of public art. The lobby will serve as an air- conditioned extension to the plazas and will feature a rotating gallery hall to showcase local artists. The lobby will be fully accessible and open to the public during operating hours. The project does not propose to close any existing city streets. The project is located within the Central Business District and does not border any residential neighborhoods. The project proposes two plazas. The "civic plaza" is located at the corner of E. 2nd and San Jacinto Boulevard and the "retail plaza" is located at the corner of E. 2nd and Trinity Street. Both the civic and retail plazas will feature a generous amount of art that will be publicly accessible. In addition, the lobby will continuously feature a rotating gallery hall to showcase local artists. The lobby will be fully accessible to the public during operating hours. The project does not obscure existing views through public right-of-way. The project is not located in the Capitol View Corridor nor does it propose any pedestrian bridges or building fly overs. The project features a contemporary building that will be built from high- quality modern materials. No historic buildings are located immediately adjacent to our site. All rooftops that are visible from neighboring buildings will be landscaped and utilized as an occupiable terrace. All mechanical equipment will be screened from view. The existing buildings on site are single story restaurants and cannot be repurposed on site. However, as much of the demolition as possible will be surgical in order to recycle as much building material as possible as defined by LEED. The open, "civic", ground level is almost entirely covered by the overhanging building above providing ample shade and rain protection throughout the year. The project proposes two driveways. The first driveway is located mid-block off of San Jacinto Boulevard and the second driveway is located mid-block off of Trinity Street. As recommended in the Urban Design Guidelines, the pedestrian paving pattern will continue at a level walking surface across the driveway located off of San Jacinto Boulevard and Trinity Street. 10 AW-10. Avoid the development of theme environments The project is not a theme environment and does not mock past imaginary places. Block 16 - Downtown Density Bonus Request Urban Design Guidelines Compliance Matrix 16 PS-5. Enhance key transit stops N/A There are no existing transit stops located on or adjacent to the property. 17 PS-6. Enhance the streetscape Yes 14 PS-3. Create a potential for two- way streets 15 PS-4. Reinforce pedestrian activity 18 PS-7. Avoid conflicts between pedestrians and utility equipment 19 PS- 8. Install street trees 20 PS- 9. Provide pedestrian-scaled lighting 21 PS- 10. Provide protection from cars/promote curbside parking 22 PS-11. Screen mechanical and utility equipment 23 PS-12. Provide generous street- level windows 24 PS-13. Install pedestrian- friendly materials at street level Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed driveways off of San Jacinto Boulevard and Trinity Street are designed perpendicular to the right-of-way. The San Jacinto Blvd drive will allow for three-way traffic flow (with adjustable traffic flow directions based on demand), and the Trinity Street drive will allow for two-way traffic flow. Both drives provide future flexibility that can be adapted to the ever changing traffic demand. Our ground level is civically minded with public art and grand plazas at the corners. This is a place for the citizens of Austin to meet and hang out! The ground level provides ample shade, retail anchoring the corner and civic plaza, public art, and the lobby is open to the public. The civically minded plazas and sidewalks make a strong statement to the public that this is a space where they are welcome. A space that is safe and for them. Ample public seating is provided within the property lines in addition to the benches provided in the right-of-way as required by Great Streets Standards. Utilities have been concentrated along the alley as much as possible. The remaining utility connections along San Jacinto Boulevard and E. 2nd Street are located in the furnishing zone as recommended in the Urban Design Guidelines to avoid conflict with pedestrian movement in the right-of-way and maintain accessible routes. Street Trees are planned along San Jacinto Boulevard and Trinity Street consistent with Great Streets standards. The site plan currently provides for four (4) Texas Red Oaks along San Jacinto Boulevard, four (4) Live Oaks along Trinity Street, and twenty one (21) Cedar Elm trees in a double allee of trees along E. 2nd Street. The project will provide light fixtures along all street frontages in accordance with Great Streets Standards to maximize human comfort. In-ground lights are also provided throughout the colonnade and within the plaza areas located at both street corners to provide ample lighting throughout the project. All existing curbside parking is to be maintained except for the curbside parking currently provided along San Jacinto Boulevard. The street trees, bike racks, benches, and additional improvements located within the furniture zone will provide generous protection to the pedestrian along all street frontages. All mechanical equipment will be appropriately screened. The publicly accessible plaza will have oversized glazing (10' x 24') in an effort to help encourage pedestrians to enter and engage the lobby as a publicly accessible art space and conditioned extension to the plaza. The garage levels will be fully glazed with spandrel glass to disguise the parking structure and provide the illusion that the office begins at level 2. At grade, the sidewalk and building cladding system will be finished in high quality and durable stones, giving a lasting and civic impression to the spaces. The lobby and retail space will be glazed in highly transparent, low iron, large format glass with features of warm wood at the interior lobby walls, all in an effort to maximize human comfort and pedestrian activity. Building Guidelines B- 1. Build to the street Yes The upper floors of the building are built to the property line. However, the ground level is set back from the property line to provide a shaded colonnade as well as two plaza spaces for pedestrian interaction and activity. Block 16 - Downtown Density Bonus Request Urban Design Guidelines Compliance Matrix There will be retail space (preferably food and beverage tenants) adjacent to our plaza at the corner of E. 2nd and Trinity in order to help activate and keep the plaza space engaged with pedestrian activity. The plaza on E. 2nd and San Jacinto is intended to be a respite from the other three corners at the intersection which are occupied with retail. The large open space, water feature, and large public art set this corner up as a place to gather without requiring patronage to a business. The primary entrance to the building will be on the center of the building and centered on the block. The oversized doors as well as the feature wood accents on the interior will help to accentuate the primary entrance. The ground floor will feature local art on a rotating basis. The material selection of finishes will also have an emphasis on high quality local materials, from high quality Texas stones to high quality Texas woods. Parking within the building will be access controlled with the latest parking access control technology within the envelope of the building in order to prevent car queuing in the public right-of-way. The building will be class A office construction caliber, with the highest quality detailing and durability in mind. The ground level will have a grand civic scale, but articulated at the human scale. Integrated lighting in the paving system, benches, and public art will help reduce the scale to a pedestrian dimension. Even the sizing of the stone tiles and pavers will be based on human dimensions. N/A The property is not adjacent to any of downtown Austin's four squares. The ground level design features larger shaded open public plazas at the street corners for public gathering and relief from sidewalk condition. There are no major open spaces immediately adjacent to the project. However, Town Lake is located just a few blocks south of the project. The project will enhance sidewalk connections along all street frontages consistent with Great Streets Standards to improve pedestrian connections to surrounding open spaces. No parks or greenways are present or immediately adjacent to the site. Instead the design creates large shaded open public spaces at the street corners. The public spaces will be well lit and help promote continued connection to parks and greenways throughout the city. N/A Not a residential project B- 2. Provide multi-tenant, pedestrian-oriented development at the street level B-3. Accentuate primary entrances B- 4. Encourage the inclusion of local character B- 5. Control on-site parking B- 6. Create quality construction B- 7. Create buildings with human scale Plaza and Open Space Guidelines PZ-1. Treat the four squares with special consideration PZ- 2. Contribute to an open space network PZ- 3. Emphasize connections to parks and greenways PZ- 4. Incorporate open space into residential development (pool, deck, dog area) Yes Yes Yes Yes Yes Yes Yes N/A PZ- 5. Develop green roofs Yes PZ- 6. Provide plazas in high use areas No The building features an oversized green roof terrace at level 36 with incredible sweeping views of Lady Bird Lake, Waller Creek, Auditorium Shores, and adjacent greenbelts and parks. This terrace is accessible to all building tenants as it is a building amenity. Two shaded plazas are proposed at each street corner and are connected by a shaded colonnade. The "civic plaza" is proposed at the northeast intersection of San Jacinto and E. 2nd Street and will incorporate a water feature as well as accent vegetation. The "retail plaza" at the northwest intersection of Trinity Street and E. 2nd Street will incorporate patio furniture as well as additional planting areas to create a pedestrian friendly environment at the ground level. Public art will be incorporated into each plaza space and throughout the ground level of the project. Block 16 - Downtown Density Bonus Request Urban Design Guidelines Compliance Matrix PZ- 7. Determine plaza function, size, and activity PZ- 8. Respond to microclimate in plaza design PZ- 9. Consider views, circulation, boundaries, and subspaces in plaza design PZ- 10. Provide an appropriate amount of plaza seating PZ- 11. Provide visual and spatial complexity in public spaces PZ- 12. Use plants to enliven urban spaces PZ- 13. Provide interactive civic art and fountains in plazas PZ- 15. Increase safety in plazas through wayfinding, lighting, & visibility PZ- 16. Consider plaza operations and maintenance Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes The plaza and open spaces incorporated into the project will serve to complement the associated building programming, allowing for outdoor dining and commerce to spill out from proposed indoor space, and provide general open spaces for people to pass through or congregate within. The project will provide continuous shade at the ground level through the incorporation of a 24-ft tall building canopy (the building above covers most of the plazas). Further, filtered shade will be provided by the proposed street trees planted along San Jacinto Boulevard, E. 2nd Street, and Trinity Street consistent with Great Streets Standards. A water feature is also proposed within the "civic" plaza to make the streetscape more inviting during the summer months. Lastly, the office lobby space will serve as an air-conditioned extension of the plaza and will provide pedestrians with a habitable space to congregate and enjoy during the summer months. The plaza will have subspaces in order to produce transition zones from the public right-of-way to the building interior, visual setbacks to promote pedestrian engagement and use, exhibition space, and lunchtime relaxation and café areas. Both plazas as well as the colonnade will have ample seating in a variety of styles (bench, café, playful seating features, etc.). Seating will be located in both sunny and shaded areas. Our ground level will have a variety of civically minded space types. The ground level will have a high degree of visual connectivity through a layering of public space types, will use accent planting and seating in order to demarcate transitions and spatial types, and will provide different feature elements as focal points. There will be a variety of native vegetation throughout the ground level in order to define spaces and transitions. All landscape has been designed with framing views and controlling shade in mind, and with special consideration for the long term health and maturity of the vegetation in mind. The project will incorporate interactive sculptures into both the "retail" and "civic" plazas. A water feature will also be incorporated into the project to help screen traffic noise and to provide cooling effects. The sculptures and fountains will be appropriately sized relative to the plaza and will be located as not to impede on pedestrian circulation. The office lobby will serve as an air- conditioned extension to the plaza and will feature a rotating gallery hall to showcase local artists. There will be a variety of lighting to optimize human comfort and security. This includes in ground and low lighting elements (helping to light path ways, ground surfaces and people from below, which promotes a sense of security), lighting elements are a mid-level elevation between a persons knee height to their head height (helping to light people's faces, medium view distances, and focal accents) and height elevation lighting elements (providing lighting from above down to light walking surfaces and provide lighting for longer views). The plaza is designed with robust materials and plant material designed to withstand the pedestrian traffic we anticipate in the area as well as the climate. Building management will also provide high quality maintenance services for all landscaping, and managements services for art circulation in plazas and lobby as well as coordination of events which may occur in the plazas. PZ- 14. Provide food service for plaza participants The retail space provided in the "retail plaza" will help support the plaza space with food service and outdoor seating. Both plazas have all been designed in order to be able to accommodate future outdoor food kiosks.