03. The Graduate Austin, Presentation Part 1 — original pdf

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18th & GUADALUPE STREET 408 W 18TH STREET AUSTIN, TX Downtown Density Bonus Program Package Updated for Design Commission 12/11/13 CONTENTS 03 architecture austin’s guideline for buildings precedence inspiration materiality conceptual plans building elevations gross building area perspective renderings 04 sustainability sustainable features AEGB scorecard 01 02 project overview adventurous journeys city context map site context map surrounding context map existing site conditions proposed site conditions proposed lighting conditions proposed pedestrian safety, bike safety and accessibility austin’s shared values project goals public experience great streets compliance illustrative site plan technical site plan technical site plan with replacement tree conceptual grading plan streetscape design streetscape materiality perspective renderings OVERVIEW adventurous journeys With over $5.0 billion in current real estate investments across 50+ markets, AJ Capital Partners applies deeply rooted hospitality expertise across several real estate asset classes, including mixed-use, hotel, office, multi-family, single-family and retail. GRADUATE HOTELS Graduate Hotels are a curated, handcrafted collection of 37+ hotels in the most dynamic college towns across the U.S. and the U.K. With every hotel, we immerse ourselves in the local community to uncover the unique stories, heroes and histories that make each town so special, and bring those stories to life through authenticity and creativity. From the art on our walls to the drinks on our menus, every detail is inspired by our location. MEMOIR Memoir Residential is a collection of dynamic multifamily residential properties throughout the U.S., combining hospitality and design expertise with flexible leasing options. Memoir Residential cultivates meaningful places to live within storied neighborhoods and strives to cultivate more meaningful residential living experiences for creative, curious people who appreciate great design. DESIGN FEATURES: LOBBY Row Your Boat | Inspired by the Vol Navy, our front desk is shaped like an old motorboat. Lists of the years UT’s Lady Vols and men’s football won national championships runs along the bottom. Smoky Scene | A hand-painted mural depicting the Great Smoky Mountains hangs behind the front desk. Orange You Glad | Statement flooring in custom orange and white chevron is another touch of Volunteer pride. King of the Wild Frontier | The large Davy Crockett 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023city context map Key Project Site Downtown Austin Boundary Density Bonus Program Classification Parks + Greenbelts 15th Street west campus overlay university of texas at austin g u a d a l u p e SITE FAR 8:1 HEIGHT LIMIT = 200’ FT FROM AVERAGE GRADE waterloo park state capitol 6th Street 5th Street lady bird lake I - 3 5 city hall 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023site context map 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023surrounding context map r e w o T T U T F 7 0 3 e e t t a a g g t t s s e e W W e e h h T T T T F F 1 1 6 6 2 2 l a t i p a C e t a t S T F 2 0 3 k n a B y d o o M T F 4 3 2 e s u o H t r u o C y t n u o C s i v a r T T F 4 2 2 e p u l a d a u G 0 0 8 1 T F ” 0 - ’ 0 0 2 r e w o T e g d i r b m a C T F 1 8 1 l l a H g n i l w o R . B t r e b o R T F 6 1 1 r e t n e C e i b o D T F 7 0 3 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023existing site conditions raising canes seven eleven property line 808 809 3. t c i r t s i d t s e w h t r o n t c i r t s i d n w o t p u +540 1. View of Guadalupe Street looking northwest 1. 2. View of 18th Street looking east 802 5 5 + 5 803 i b k e l a n e 3. View of San Antonio Street looking south + 5 4 0 + 5 4 5 ~5%-6% slope + 5 5 0 2. 810 existing great streets travis county courthouse 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023proposed site conditions property line garage I T E E R T S O N O T N A N A S loading bike storage hotel/rooftop restaurant entrance pedestrian-oriented uses residential/coffee bar entrance 18TH STREET electric vault T E E R T S E P U L A D A U G heritage tree to remain water main and vault sidewalk sidewalk easement existing tree to be removed, typ. ** THIS SITE PLAN IS THE PROPOSED DESIGN INTENT AND IS STILL UNDER SDP REVIEW 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023555552553554539539540541547548549552554541540545550539549555553554538551539542543544546547548549SDSDGREAT STREETS FUREXISTING TREE LEGE"PA" LABEL DENOTE"PA" LABEL DENOTE"M" = MITIGATION TRNORTH040'20'10'5'proposed lighting conditions I T E E R T S O N O T N A N A S T E E R T S E P U L A D A U G facade sconces tree uplighting street lights canopy lighting 18TH STREET 18TH STREET 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023GREAT STREETS FUREXISTING TREE LEGE"PA" LABEL DENOTE"PA" LABEL DENOTE"M" = MITIGATION TRNORTH040'20'10'5'proposed pedestrian safety, bike safety, and accessibility secondary entrance hotel/rooftop restaurant entrance pedestrian-oriented uses residential/coffee bar entrance ada detectable pavers I T E E R T S O N O T N A N A S 18TH STREET wayfinding signage T E E R T S E P U L A D A U G example of interior wayfinding to public uses in tower bike storage entrance interior accessible route secondary entrance ped traffic on accessible route ada detectable pavers bike lane bulb out bollards at bike lane / valet zone cane detection on both sides 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023austin’s shared values 01 02 03 04 05 06 07 08 09 10 11 humane character density sustainability diversity economic vitality civic art a sense of time unique character authenticity safety a connection to the outdoors 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023austin’s area-wide urban guidelines project goals n/a n/a activate • create a dense, vibrant mixed-use development that enhances the downtown built environment revive urban infill site that maintains respect for established city blocks • • capture the spirit of University of Texas campus life to energize the surrounding downtown community refine • express Austin’s rich architectural and cultural history through a contemporary lens • consider materials and scale in order to respect and compliment the surrounding context uniquely Austin • pay homage to Austin’s distinct culture by embracing public art and incorporating aspects of local heritage into public-facing spaces 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023AW.4 - buffer neighborhood edgesAW.8 - respect adjacent historical buildingsAW.3 - limit development which closes downtown streetsAW.2 - create mixed use developmentAW.5 - incorporate civic art in both public and private developmentAW.6 - protect important public viewsAW.7 - avoid historical misrepresentationsAW.9 - acknowledge that rooftops are seen from others buildings and the streetAW.10 - avoid the development of the theme environmentsAW.11 - recycle existing building stockAW.1 - create dense developmentaustin’s guidelines for public streetcapes project goals n/a activate • create a sense of place and discovery by activating the streetscape • craft spaces where people can socialize and explore with site furnishings and outdoor cafe space • compliment the design energy of the building, interior, and landscape • connect the hotel with downtown and the University of Texas refine • utilize local materials in a refined context • contrast material textures and colors to • add native plants to bring the Hill Country ground the aesthetic experience to the site uniquely Austin • explore ideas to showcase the oddly beautiful things that make Austin unlike any other place • pay homage to Austin and the University culture with custom details of site furnishings and color selection 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023PS.5 - enhance key transit stopsPS.1 - protect the pedestrian where the building meets the streetPS.2 - minimize curb cutsPS.3 - create a potential for two-way streetsPS.4 - reinforce pedestrian activityPS.6 - enhance the streetscapePS.7 - avoid conflict between pedestrians and utility equipmentPS.8 - install street treesPS.9 - provide pedestrian-scaled lightingPS.10 - provide protection from cars/promote curbside parkingPS.11 - screen mechanical and utility equipmentPS.12 - provide generous street-level windowsPS.13 - install pedestrian-friendly materials at street-levelPUBLIC EXPERIENCE 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023great streets compliance review process: currently in review tree size, species, and spacing corner curb and radius accessible curb ramps and tactile warning strips on-street parking layout street lighting bike racks - 4 per block face benches - 2 per block face waste bins - 2 per block face at corners 18 ft sidewalk widths s e i c e p s e v i t a n h t i w s r e t n a l p e l c a t p e c e r e t s a w t h g i l t e e r t s s e t a r g r e v a p h t i w s e e r t t e e r t s p m a r a d a s d r a l l o b h c n e b i g n k r a p l a n o i t p o s k c a r e k b i e c a p s e f a c k l a w e d i s i g n k r a p e n a l e k b i 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023illustrative site plan I T E E R T S O N O T N A N A S planters outdoor seating planters planters outdoor seating T E E R T S E P U L A D A U G planters outdoor seating planters planters bike lane w/ 3ft buffer vehicular traffic drop off/optional parking street parking shade structure hotel/rooftop restaurant entrance pedestrian-oriented uses residential/coffee bar entrance 18th street outdoor seating 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023technical site plan red oak (4 total) i t e e r t s o n o t n a n a s . c . o ’ 2 2 10’ pedestrian zone, typ. 8’ planting zone, typ. 7’ bike lane, typ. 8’ drop off/optional parking zone bald cypress (12 total) 8’ 10’ 10’ 10’ chinquapin oak (4 total) streetlight ada ramp waste receptacles (4 total) 3’-0” bike lane buffer bike racks typ. (16 total) benches typ. (8 total) t e e r t s e p u l a d a u g . c . o ’ 9 1 ’ 1 1 hotel/rooftop restaurant entrance pedestrian-oriented uses residential/coffee bar entrance 88’o.c. 22’ o.c. 11’ 18th street 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023technical site plan with replacement trees 8’ 10’ 10’ 10’ red oak (4 total) i t e e r t s o n o t n a n a s . c . o ’ 2 2 10’ pedestrian zone, typ. 8’ planting zone, typ. 7’ bike lane, typ. 8’ drop off/optional parking zone bald cypress (12 total) hotel/rooftop restaurant entrance pedestrian-oriented uses residential/coffee bar entrance 88’o.c. 22’ o.c. 11’ 18th street chinquapin oak (6 total) streetlight future design beyond life of heritage tree ada ramp waste receptacles (4 total) 3’-0” bike lane buffer bike racks typ. (16 total) benches typ. (8 total) t e e r t s e p u l a d a u g . c . o ’ 9 1 ’ 1 1 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023conceptual grading plan hotel/rooftop restaurant entrance pedestrian-oriented uses residential/coffee bar entrance Main landings less than 2% slope Ramps less than 8% slope Key roll curb flush curb 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023555552553554539539540541547548549552554541540545550539549555553554538551539542543544546547548549SDSDGREAT STREETS FUEXISTING TREE LEGE"PA" LABEL DENOTE"PA" LABEL DENOTE"M" = MITIGATION TRNORTH040'20'10'5'streetscape design streetscape design streetscape design e n i l y t r e p o r p e n i l y t r e p o r p graduate hotel travis county courthouse graduate hotel vehicular 20 ft drop off/ optional parking 8 ft raised bike 7 ft + 3ft buffer planting zone 8 ft ped. zone 10 ft ped. zone 10 ft planting zone 8 ft vehicular 20 ft parking 8 ft raised bike 7 ft + 3ft buffer planting zone 8 ft ped. zone 10 ft proposed 18th street section at optional parking proposed 18th street section facing west proposed 18th street section facing north 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023streetscape design e n i l y t r e p o r p e n i l y t r e p o r p graduate hotel graduate hotel ex. sidewalk + planting bus lane 12 ft vehicular 20 ft ex. bike lane 7 ft planting zone 10 ft ped. zone 10 ft existing walk parking 7 ft vehicular 20 ft parking 8 ft raised bike 7 ft planting zone 8 ft ped. zone 10 ft proposed guadalupe street section facing south proposed san antonio street section facing northwest 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023streetscape materiality proposed material palette native vegetation paver 1 concrete paver stone oklahoma chop rock paver 2 colorful pavers metal corten steel bike lane prism pigments terra cotta dark per COA standards 03 01 02 04 o ptional parkin zone g 10’-0” drive zone view of 18th Street looking northwest 7’-0” bike lane 3’-0” buffer 8’-0” parking 01 embedded signage and cane detection 02 bench seating 03 handrails 04 bollards 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023perspective rendering perspective rendering view looking northeast on 18th street s a n a n t o n o i g u a d a u p e l building 18th 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023perspective rendering view of 18th street lobby s a n a n t o n o i g u a d a u p e l building 18th 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023perspective rendering corner of San Antonio street & 18th street corner of San Antonio street & 18th street s s a a n n a a n n t t o o n n o o i i g g u u a a d d a a u u p p e e l l building building 18th 18th 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023perspective rendering corner of 18th street & Guadalupe street s a n a n t o n o i g u a d a u p e l building 18th 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023perspective rendering view of san antonio street at garage entrance - art by Emily Eisenhart s a n a n t o n o i g u a d a u p e l building 18th 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023perspective rendering view of storefront art feature on gualadupe street s a n a n t o n o i building 18th g u a d a u p e l 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023ARCHITECTURE 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023austin’s guidelines for buildings project goals activate • participating in Great Streets program to enhance pedestrian experience • clear demarcation of primary entrances • marked by expansive canopies limiting curb cuts to a small portion of right-of-way frontage refine • utilize high quality materials that compliment Austin’s local character including brick, stone, and glass • building reflects modern construction sensibilities with its proportion, materiality, and detailing uniquely Austin • mixed-use program caters to both Austin residents and visitors, with inviting spaces open to the public • designed for local climate by providing easy access to outdoor spaces • encourage approachable outdoor spaces with furnishings, shade devices, and landscaping 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023B.1 - build to the streetB.2 - provide multi-tenant, pedestrian-oriented development at the street levelB.3 - accentuate primary entrancesB.4 - encourage the conclusion of local characterB.5 - control on-site parkingB.6 - create quality constructionB.7 - create buildings with human scaleprecedence inspiration Austin’s diverse history is expressed through the city’s unique architectural language. This project incorporates many key elements found throughout the local context including masonry construction, bold arches, clean lines, and a strong vertical hierarchy while respecting the residential scale. Ultimately, the design intent of the project is to pay homage to Austin’s rich historical and local context while also supporting a new vibrant, activated, and pedestrian-friendly urban district. 208 E 6th St Gregory Gymnasium Battle Hall Texas State Capital Littlefield Hall 710 Congress Ave UT Main Building 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023materiality 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 20231st floor plan . . I I T T S S O O N N O O T T N N A A N N A A S S FLEX PERFORMANCE SPACE TRASH ROOM PARKING: 28 TOTAL PARKING SPACES • 28 COMPACT SPACES UP VAULT ELECTRICAL ROOM TRASH ROOM LOADING UP RESIDENTIAL F&B KITCHEN UP MECH. UP FOOD & BEVERAGE BOH OFFICES DN UP HOTEL LOBBY 1 DDBA - 1ST FLOOR PLAN SCALE: 1/8" = 1'-0" W. 18TH ST. W. 18TH ST. . . T T S S E E P P U U L L A A D D A A U U G G Contractor shall be responsible for reviewing all Plans and Specifications, verifying all existing conditions prior to proceeding with Construction, complying with all applicable building codes, and notifying Architect immediately of any discrepancies or conflicts. Contractor shall construct the work in conformance with all applicable building codes. Contractor is responsible for design and installation of properly sized and loaded systems. Submit shop drawings to architect for approval on conformity to Architectural design intent. A written Architectural Specification was issued for this project and along with these printed documents constitute the Contract Documents for this project. Work scope pertinent to all disciplines occurs throughout the Contract Documents. By submitting a bid for this work the Contractor and all subcontractors attest that they have reviewed the entire contract document set and site conditions and have included all applicable work. Additional Architectural Specification copies are available anytime upon request. Hartshorne Plunkard, LLC shall retain all copyrights, statutory and common law right with regard to these plans and building design. Reproduction, changes or assignment to any third party shall not occur without obtaining expressed written permission and consent of Hartshorne Plunkard, LLC. 18th & Guadalupe 408 W 18th Street, Austin, TX 78701 ISSUANCES DATE ISSUED FOR HOTEL RESIDENTIAL MECH. / BOH COMMON STOREFRONT ART FEATURE HARTSHORNE PLUNKARD ARCHITECTURE 315 WEST WALTON STREET CHICAGO, IL 60610 312.226.4488 HPARCHITECTURE.COM t c e o r P j h t r o N PROJ. # 22-006 SCALE: 1/8" = 1'-0" SDP EXHIBIT - DDBA L1 SDP.07 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 20232nd floor plan 1 DDBA - 2ND FLOOR PLAN SCALE: 1/8" = 1'-0" UP UP HOTEL LOBBY BELOW FOOD & BEVERAGE BELOW DN BIKE STORAGE MAIL DOG WASH DN PACKAGES FIRE COMMAND DN COFFEE BAR RESIDENTIAL LOBBY DN UP . F E R W D LEASING OFFICE SWITCHGEAR DOMESTIC WATER / FIRE PUMP Contractor shall be responsible for reviewing all Plans and Specifications, verifying all existing conditions prior to proceeding with Construction, complying with all applicable building codes, and notifying Architect immediately of any discrepancies or conflicts. Contractor shall construct the work in conformance with all applicable building codes. Contractor is responsible for design and installation of properly sized and loaded systems. Submit shop drawings to architect for approval on conformity to Architectural design intent. A written Architectural Specification was issued for this project and along with these printed documents constitute the Contract Documents for this project. Work scope pertinent to all disciplines occurs throughout the Contract Documents. By submitting a bid for this work the Contractor and all subcontractors attest that they have reviewed the entire contract document set and site conditions and have included all applicable work. Additional Architectural Specification copies are available anytime upon request. Hartshorne Plunkard, LLC shall retain all copyrights, statutory and common law right with regard to these plans and building design. Reproduction, changes or assignment to any third party shall not occur without obtaining expressed written permission and consent of Hartshorne Plunkard, LLC. 18th & Guadalupe 408 W 18th Street, Austin, TX 78701 ISSUANCES DATE ISSUED FOR HOTEL RESIDENTIAL MECH. / BOH COMMON STOREFRONT ART FEATURE HARTSHORNE PLUNKARD ARCHITECTURE 315 WEST WALTON STREET CHICAGO, IL 60610 312.226.4488 HPARCHITECTURE.COM t c e o r P j h t r o N PROJ. # 22-006 SCALE: 1/8" = 1'-0" SDP EXHIBIT - DDBA L2 SDP.08 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023HOTEL STORAGE RAMP UP: 7.6% RAMP UP: 15.1% P U DN PARKING: 77 TOTAL PARKING SPACES • • • • 53 STANDARD SPACE 17 COMPACT SPACES 3 ACCESSIBLE SPACES 4 TANDEM SPACES UP DN MECH. MECH. ELECTRICAL DN UP LAUNDRY UP DN 3rd floor plan 1 DDBA - 3RD FLOOR PLAN SCALE: 1/8" = 1'-0" Contractor shall be responsible for reviewing all Plans and Specifications, verifying all existing conditions prior to proceeding with Construction, complying with all applicable building codes, and notifying Architect immediately of any discrepancies or conflicts. Contractor shall construct the work in conformance with all applicable building codes. Contractor is responsible for design and installation of properly sized and loaded systems. Submit shop drawings to architect for approval on conformity to Architectural design intent. A written Architectural Specification was issued for this project and along with these printed documents constitute the Contract Documents for this project. Work scope pertinent to all disciplines occurs throughout the Contract Documents. By submitting a bid for this work the Contractor and all subcontractors attest that they have reviewed the entire contract document set and site conditions and have included all applicable work. Additional Architectural Specification copies are available anytime upon request. Hartshorne Plunkard, LLC shall retain all copyrights, statutory and common law right with regard to these plans and building design. Reproduction, changes or assignment to any third party shall not occur without obtaining expressed written permission and consent of Hartshorne Plunkard, LLC. 18th & Guadalupe 408 W 18th Street, Austin, TX 78701 ISSUANCES DATE ISSUED FOR HOTEL RESIDENTIAL MECH. / BOH COMMON HARTSHORNE PLUNKARD ARCHITECTURE 315 WEST WALTON STREET CHICAGO, IL 60610 312.226.4488 HPARCHITECTURE.COM t c e o r P j h t r o N PROJ. # 22-006 SCALE: 1/8" = 1'-0" SDP EXHIBIT - DDBA L3 SDP.09 408 W 18TH STREETDOWNTOWN DENSITY BONUS PACKAGE UPDATED FOR DESIGN COMMISSIONDecember 11, 2023