04. Hanover Republic Square Downtown Density Bonus Program Approval

Design Commission – Aug. 25, 2025

04. Hanover Republic Square Downtown Density Bonus Program Approval — original pdf

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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; Location and nature of nearby transit facilities; 3. 4. Drawings (submitted drawings should demonstrate compliance with Subchapter E Design Standards, as applicable): o Site plan; o Landscape plan; o Floor plans; o Exterior elevations (all sides); o Three-dimensional views; 5. As part of the gatekeeper requirements, submit copy of the projects signed Austin Energy Green Building Letter of Intent; and 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. ATTACHMENT A DOWNTOWN DENSITY BONUS PROGRAM (DDBP) SUBMITTAL APPLICATION 1. Project Name Hanover Repulic Square 2. Case Number 3. Property Owner Name: Address: Phone: E-mail: Simms & Stein Family Trust/ Three D Properties Limited 3682 Birdsong Ave., Thousand Oaks, CA 91360/ 4014 Medic 4. Applicant/Authorized Agent Name: Address: Phone: E-mail: Michele Rogerson Lynch 221 W. 6th Street, Suite 1300, Austin, Texas 78701 512-404-2251 mlynch@mwswtexas.com 5. Anticipated Project Address: 305 W 5th Street Page 1 of 8 6. Site Information a. Lot area (also include on site plan): 17,785 SF 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): CBD c. Existing entitlements: I. Current floor to area (FAR) limitation: 8:1 II. Current height limitation (in feet) : n/a III. Affected by Capitol View Corridors (CVCs) Yes/No? Yes No If yes, please provide specify height allowed under CVC: 7. Existing Deed Restrictions Detail existing deed restrictions on the property (if any): n/a Page 2 of 8 8. Building Information a. Total square footage - Only include the square footage that counts towards FAR; see LDC 25-1-21(40), (44), and (45): 444,625 SF b. Gross floor area devoted to the different land use categories included in the project (e.g., retail/restaurant, office, apartment, condominium, hotel): Retail: 3,456 sq. ft.; Multifamily residential: 432,310 sq. ft. c. Number or units (if residential development): 309 d. Number of rooms (if hotel or similar use): e. Number of floors: f. Height: g. FAR requested: 46 503.67' 24.5:1 9. Gatekeeper Requirements Provide an explanation of how this project meets the Gatekeeper requirements of the DDBP as described in Ordinance No. 20140227-054. Attach additional page(s) as necessary: Page 3 of 8 The project is substantially complying with the gatekeeper requirements as follows: 1. The urban design guidelines are being complied with as shown on the UDG spreadsheet attached to this application; 2. The developer will execute a restrictive covenant committing to provide streetscape improvements along public street frontages, consistent with the Great Street Standards as shown on the attached exhibits; 3. The developer will enter into a LOI with Austin Energy and execute a restrictive covenant to achieve a minimum two star rating under the Austin Energy Green Building program. 10. Community Benefits Detail which community benefits will be used and how they will be applied (affordable housing on site, fee in lieu of, affordable housing + community benefit, etc.). Attach additional page(s) as necessary: The requested bonus square footage is: 302,345 Applicant proposes to pay the development bonus for 100% of that square footage: 302,345 *$10/sq. ft. = $3,023,450 11. Density Bonus Calculation Provide a calculation method of how the additional FAR is sought including site area and amount per square foot. Calculation should include all Gatekeeper items plus all community benefits: Site Area: 17,785 sq. ft. Current FAR: 142,280 sq. ft. Additional FAR request: 17:1 = 302,345 sq.ft Total FAR: 24.5:1 = 444,625 sq. ft. Page 4 of 8 12. Relate Project to the Urban Design Guidelines for Austin Provide detailed explanation of how the project substantially complies with the Urban Design Guidelines for Austin with reference to specific guidelines. Attach additional page(s) as necessary. See Attached UDG Spreadsheet 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): Yes No b. Applicant understands that will be required to submit a copy of the project’s signed Austin Energy Green Building Letter of Intent: Yes No c. Applicant has received and reviewed a copy of the Downtown Density Bonus Ordinance: Page 5 of 8 Yes No d. Applicant has received and reviewed a copy of the Urban Design Guidelines for Austin: Yes No e. Applicant has scheduled presentation to the Design Commission Working Group and follow-up Design Commission Meeting by coordinating dates with program staff? (Anne.Milne@austintexas.gov) Yes No f. 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 ______________________________________________ Signed: Owner or Applicant Authorized Agent Michele Rogerson Lynch Date Submitted 12/14/2018 Page 6 of 8 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: Landscape plan;  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 7 of 8 S O L O M O N C O R D W E L L B U E N Z Hanover Republic Square AUSTIN, TX ATTACHMENT B O U R H I S T O R Y | W H O W E A R E A B O U T S C B – Founded in 1931 – Staff of over 250 in Chicago & San Francisco – Architecture | Planning | Interior Design – Regional, national, and international practice D I F F E R E N T I A T O R S – Extensive residential & multi-family experience – Established team and working relationship – National & international residential market knowledge – Portfolio with diverse experience and project types M I X E D - U S E R E S I D E N T I A L E X P E R I E N C E – Extensive experience with large scale developments – Over 55,000 units built 02 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019T H E H A N O V E R C O M P A N Y H A N O V E R M O N T R O S E H O U S T O N , T X P O S T O A K H O U S T O N , T X A B O U T H A N O V E R C O M P A N Y Hanover Company, located in Houston, Texas, stands among the most active private real estate companies in the United States, specializing in the acquisition, development, and management of high quality multi-family residential properties nationwide. With over three decades of experience, Hanover is a vertically integrated company with acquisitions, development, construction, property management and asset management departments strategically focused on garden-style, mixed-use, high-density wood frame and high-rise projects. To date, Hanover’s award-winning project mix totals nearly 56,000 units across the country and more than $12.0 billion in project costs. U.S. markets include Atlanta, Austin, Baltimore, Boston, Charlotte, Dallas, Denver, Houston, Los Angeles, Orlando, Philadelphia, Phoenix, San Diego, San Francisco, and Washington, D.C. Hanover previously developed Ashton and Northshore in downtown Austin. 03 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019N O R T H S H O R E | A U S T I N , T X 04 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019C O N T E X T | V I C I N I T Y P L A N (498’- 8”) HOTEL ZAZA (FUTURE - 294’) 6TH AND GUADALUPE (FUTURE - 848’) (355’) THE REPUBLIC (FUTURE - 807’) BLOCK 71 (FUTURE - 542’) U L TIP L E M M A O U G E T R (315’) (225’) TEXAS CAPITOL U T E S O R A PI D R D A L U P E S T E T R B U S & M A S T O C A V L A T S T S 1 S 4 M I L E / 1 M E T R O B U S R O U T E 4 Closest MetroBus Stop Closest MetroRapid Stop Closest B-Cycle Station 05 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019 C O N T E X T | U S E D I A G R A M PARKING 4 PARKING BANK PARKING W. 5TH ST. PARK E K B I E G A R O T S E G A R A G Y R T N E BOH 2 3 RESIDENTIAL RETAIL/ RESTAURANT RESTAURANT OUTDOOR SEATING RETAIL RESIDENTIAL RETAIL REPUBLIC SQUARE . T S E P U L A D A U G RETAIL BOH LOADING BOH 1 ALLEY LOADING ACCESS . T S A C A V A L L I A T E R L I A T E R RESIDENTIAL AND HOTEL RETAIL W. 4TH ST. PARKING OFFICE L I A T E R E C I F F O L I A T E R L I A T E R 06 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019 C O N T E X T | S I T E P H O T O S 1 VIEW NW ALONG LAVACA AT ALLEY 2 VIEW SW FROM CORNER OF LAVACA & 5TH 3 VIEW NW ALONG 5TH FROM CORNER OF LAVACA & 5TH 4 VIEW SE ALONG 5TH FROM CORNER OF 5TH & GUADALUPE 07 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019P R O J E C T O V E R V I E W | P R O G R A M S U M M A R Y SITE AREA LOT AREA EXISTING ZONING CURRENT FAR LIMITATION BY-RIGHT AREA DENSITY BONUS REQUESTED BONUS AREA FAR REQUESTED TOTAL FAR REQUESTED PROGRAM SUMMARY RESIDENTIAL UNITS RESIDENTIAL LOBBY/GROUND TOTAL AMENITY RETAIL / RESTAURANT MECH / BOH PARKING LOADING: TOTAL PENTHOUSE AMENITY DECK AMENITY + 498’-8” + 457’-4” 17,785 SF CBD 8:1 142,280 SF 302,345 SF 25:1 444,625 GSF 310 364,532 432,765 GSF UNITS GRSF ZAZA/GABLES 294’ 32 FLOORS 310 UNITS S E C N E D I S E R P U B LI C P 1 3 0’ A R K I N G 2 0 1 W 5 T GSF GSF INDOOR GSF OUTDOOR 3,327 10,316 10,743 3,753 GSF GSF 8,090 322 SPACES 152,625 1,665 GSF GSF R S E P Q U U B A L R I E C AMENITY DECK + 115’-2” G N I K R A P 9 FLOORS 322 SPACES RETAIL + 0’-0” - 4’-6” 2 3 H S 0’ T R E E T 08 605,869 TOTAL BUILDING AREA TOTAL FAR ATTRIBUTABLE AREA 444,625 GSF GSF HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019 S E C T I O N D I A G R A M S | E A S T - W E S T & N O R T H - S O U T H NUMBER OF RESIDENTIAL UNITS: 3 1 0 UNITS 45 44 T/O MECH 10’-0” + 511’-2” + 498’-8” 2 AMENITY FLOORS AT 15’-8” F.T.F + 457’-4” 19’-6” NUMBER OF LEVELS: 0 1 0 9 3 2 0 2 4 4 - STREET LEVEL RESIDENTIAL ENTRY AND RETAIL/ RESTURANT - LEVELS OF PARKING - LEVELS OF RESIDENTIAL UNITS - LEVELS OF AMENITIES - TOTAL LEVELS ABOVE GRADE OVERALL BUILDING HEIGHT: 5 1 1 ’ 2 ” OUTLINE OF GABLES/ZAZA 43 29 11 OUTLINE OF GABLES/ZAZA 3 RESIDENTIAL FLOORS AT 10’-8” F.T.F. 12’-2” + 405’-10” 8 RESIDENTIAL FLOORS AT 10’-2” F.T.F. 12’-2” + 302’-2” 15 RESIDENTIAL FLOORS AT 10’-2” F.T.F. 12’-2” 10’-2” + 137’-6” + 115’-2” 9 PARKING FLOORS AT 09’-10” F.T.F. + 17’-0” BOH LOBBY REPUBLIC SQUARE PARK . T S E P U L A D A U G BOH LOBBY RETAIL 45 44 43 29 11 T/O MECH 10’-0” + 511’-2” + 498’-8” 2 AMENITY FLOORS AT 15’-8” F.T.F + 457’-4” 19’-6” 3 RESIDENTIAL FLOORS AT 10’-8” F.T.F. 12’-2” + 405’-10” 8 RESIDENTIAL FLOORS AT 10’-2” F.T.F. 12’-2” + 302’-2” 15 RESIDENTIAL FLOORS AT 10’-2” F.T.F. 12’-2” 10’-2” + 137’-6” + 115’-2” 9 PARKING FLOORS AT 09’-10” F.T.F. . T S A C A V A L + 17’-0” 09 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019 P L A N D I A G R A M S | G R O U N D F L O O R P L A N 300 W 6TH STREET EXISTING CURB LOCATIONS, TYP. W. 5TH ST. FUTURE COMMUTER STREET PLAZA LOFTS ROOSEVELT ROOM (+/-) 0’-0” . T S A C A V A L T E E R T S I T S N A R T I D P A R E R U T U F EXISTING CURB LOCATIONS, TYP. (+/-) -4’-6” GABLES/ZAZA 10 RETAIL/ RESTAURANT3753 GSF(+0')RESIDENTIALLOBBY & LEASING3327 GSF(+0')TRANSFORMERVAULT(-4'-6")TRASH(-4'-6")BIKE STORAGE1080 SF (+0')ALLEY128' - 4"10' - 0"GENERATOR ROOM(-4'-6")PUMP ROOM(-4'-6")FCCLOADING(-4'-6")ELECTRICAL(-4'-6")OUTDOOR SEATING565 SF(+0')22' - 8"88' - 4"17' - 4"136' - 11"18' - 0"25' - 10"61' - 1"32' - 1"HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019 P L A N D I A G R A M S | T Y P I C A L P A R K I N G L E V E L 322 TOTAL SPACES (14% COMPACT) ROOSEVELT ROOM BELOW GABLES/ZAZA GABLES/ZAZA 11 UPDN127' - 6"5"10' - 0"45' - 9"1' - 0"137' - 6"ALLEYHANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019P L A N D I A G R A M S | T Y P I C A L R E S I D E N T I A L T O W E R S E C A R R E T E T A V R P I AMENITY DECK 3764 SF GABLES/ZAZA GABLES/ZAZA RESIDENTIAL PLAN - AMENITY DECK LEVEL 11 TYPICAL RESIDENTIAL PLAN LEVELS 12-43 12 45' - 9"15' - 2"106' - 10"73' - 6"53' - 9"7"10' - 0"ALLEY106' - 10"16' - 7"45' - 9"15' - 2"123' - 4"79' - 0"48' - 3"7"10' - 0"ALLEYHANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019 P L A N D I A G R A M S | U P P E R A M E N I T Y L E V E L S AMENITY 4,719 SF AMENITY 5,597 SF AMENITY DECK 6,979 SF AMENITY PLAN - LOWER LEVEL LEVEL 44 AMENITY PLAN - UPPER LEVEL LEVEL 45 13 15' - 6"5' - 3"108' - 9"9' - 1"5' - 7"55' - 11"17' - 6"48' - 3"7"15' - 6"5' - 3"108' - 9"9' - 1"5' - 7"55' - 11"17' - 6"48' - 3"7"HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019OPEN TO BELOWB U I L D I N G V I E W S | 5TH STREET 14 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019B U I L D I N G V I E W S | LAVACA 15 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019B U I L D I N G V I E W S | REPUBLIC SQUARE 16 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019B U I L D I N G V I E W S | 5TH & GUADALUPE 17 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019B U I L D I N G V I E W S | U P P E R A M E N I T Y L E V E L S 18 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019E L E V A T I O N | N O R T H A N D E A S T PLASTER SCREEN WALL VISION GLASS AMENITY ALUMINUM & GLASS RAILING AT AMENITY LEVEL ALUMINUM & GLASS WINDOW WALL WITH UPTURNED PAINTED CONCRETE KNEE WALLS PLASTER GARAGE CLADDING ALUMINUM & GLASS WINDOW WALL ACCENT STONE VISION GLASS RESIDENTIAL LOBBY N O R T H + 511’-2” + 498’-8” + 457’-4” 10’-0” 2 FLOORS AT 15’-8” 19’-6” 3 FLOORS AT 10’-8” 12’-2” 8 FLOORS AT 10’-2” 12’-2” 15 FLOORS AT 10’-2” 12’-2” 10’-2” + 115’-2” PLAZA LOFTS + 17’-0” + 0’-0” E A S T ALUMINUM & SPANDREL GLASS SCREEN WALL VISION GLASS AMENITY ALUMINUM & GLASS RAILING AT AMENITY LEVEL ALUMINUM & GLASS WINDOW WALL WITH UPTURNED PAINTED CONCRETE KNEE WALLS ZAZA/ GABLES PLASTER GARAGE CLADDING ALUMINUM & GLASS WINDOW WALL ACCENT STONE VISION GLASS RETAIL FRONTAGE + 511’-2” + 498’-8” + 457’-4” 10’-0” 2 FLOORS AT 15’-8” 19’-6” 3 FLOORS AT 10’-8” 12’-2” 8 FLOORS AT 10’-2” 12’-2” 15 FLOORS AT 10’-2” 12’-2” 10’-2” + 115’-2” + 17’-0” + 0’-0” - 4’-6” 19 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019E L E V A T I O N | S O U T H A N D W E S T ACCENT STONE VISION GLASS AMENITY ALUMINUM & GLASS RAILING AT AMENITY LEVEL ALUMINUM & GLASS WINDOW WALL WITH UPTURNED PAINTED CONCRETE KNEE WALLS HEIGHT OF ZAZA PAINTED CONCRETE WITH REVEAL PATTERNS PLASTER GARAGE CLADDING PLAZA LOFTS PAINTED EXPOSED CONCRETE AT ALLEY S O U T H ALUMINUM & SPANDREL GLASS SCREEN WALL VISION GLASS AMENITY ALUMINUM & GLASS RAILING AT AMENITY LEVEL ALUMINUM & GLASS WINDOW WALL WITH UPTURNED PAINTED CONCRETE KNEE WALLS + 511’-2” + 498’-8” + 457’-4” 10’-0” 2 FLOORS AT 15’-8” 19’-6” 3 FLOORS AT 10’-8” 12’-2” 8 FLOORS AT 10’-2” 12’-2” 15 FLOORS AT 10’-2” 12’-2” 10’-2” + 115’-2” HEIGHT OF PLAZA LOFTS PLASTER GARAGE CLADDING + 17’-0” - 4’-6” W E S T + 511’-2” + 498’-8” + 457’-4” 10’-0” 2 FLOORS AT 15’-8” 19’-6” 3 FLOORS AT 10’-8” 12’-2” 8 FLOORS AT 10’-2” 12’-2” 15 FLOORS AT 10’-2” 12’-2” 10’-2” + 115’-2” ZAZA/ GABLES + 17’-0” - 4’-6” 20 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019V I E W A T S T R E E T L E V E L | 5TH ST. & LAVACA ST 21 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019E N L A R G E D E L E V A T I O N | L A V A C A S T R E E T SIGNAGE ZONE STONE CLADDING ACCENT METAL BANDING VISION GLASS - RETAIL/ RESTAURANT FRONTAGE - PLASTER - GARAGE CLADDING SHADOWBOX - GARAGE CLADDING LOUVERS METAL CLADDING COLUMN 22’ - 8” 29’ - 6” 30’ - 6” 28’ -4” 17’ - 4” RETAIL/ RESTAURANT FRONTAGE RESTAURANT OUTDOOR SEATING ” 3 - ’ 7 ” 7 - ’ 9 1 ” 6 - ’ 4 + 26’-10” + 19’-7” +0’-0” - 4’-6” 22 TRANSFORMERVAULT(-5')TRASH(-5')BIKE STORAGE1080 SF (+0')ALLEYGENERATOR ROOM(-5')PUMPROOM(-5')FCCLOADING(-5')ELECTRICAL(-5')HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019E N L A R G E D E L E V A T I O N | 5 T H S T R E E T VISION GLASS - RETAIL/ RESTAURANT FRONTAGE - HIGH END FINISH MATERIAL METAL CLADDING COLUMN METAL-CLAD COLUMNS METAL CANOPY OVER PUBLIC WAY STONE CLADDING VISION GLASS - RESIDENTIAL LOBBY FRONTAGE - BUILDING SIGNAGE PLASTER GARAGE CLADDING ACCENT METAL BANDING LOUVERS 32’-1” 30’ - 2” 29’ - 11” 25’ - 10” RETAIL/RESTAURANT ENTRANCE RESIDENTIAL LOBBY ENTRANCE DROP OFF/ GARAGE ENTRANCE 18’ - 0” GUEST PARKING ” 3 - ’ 7 ” 7 - ’ 9 1 + 26’-10” + 19’-7” 00’-0” 23 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019I M A G E R Y | L O C A L F L A V O R COLORFUL ARTWORK BY LOCAL ARTISTS DISTINCTIVE CONCIERGE DESK & FEATURE WALL 110 canal street boston, ma 02114 cbtarchitects.com 617 262 4354 FEATURE WALL LOBBY ART ART CONCIERGE MAILROOM ART ART FIRE COMMAND CENTER CART STORAGE COFFEE WOMEN'S RESTROOM WELCOMING FURNITURE & REGIONAL MATERIALS ASST. MANAGER LEASING MANAGER MEN'S RESTROOM IT PACKAGE ROOM 24 STAIR 1 ST1 ELEVATORS 276 WORKROOM ELEVATOR LOBBY 103 MDF ROOM 110 BOH 109 NOT FOR CONSTRUCTION 2 1 02/01/2019 50% DESIGN DEVELOPMENT 12/14/2018 100% SCHEMATIC DESIGN NO. DATE DESCRIPTION HANOVER REPUBLIC SQUARE 305 W 5th ST, AUSTIN TX © 2018 Solomon Cordwell Buenz Level 01 Furniture Plan (Amenity) Drawn By: Sheet Number: LS JF Checked By: Project Number: 185074.00 iA5.01 1 Level 1 - Furniture Plan 1/4" = 1'-0" HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019I M A G E R Y | M A I L R O O M P R E C E D E N T WALL SCULPTURE BY LOCAL ARTISTS LOW MAILBOX ISLANDS ALLOW VIEWS AND NATURAL LIGHT 110 canal street boston, ma 02114 cbtarchitects.com 617 262 4354 MAILROOM FEATURE LIGHTING AND PROXIMITY TO LOBBY SEATING FEATURE WALL LOBBY ART ART CONCIERGE ART ART COFFEE WOMEN'S RESTROOM ASST. MANAGER LEASING MANAGER MEN'S RESTROOM FIRE COMMAND CENTER CART STORAGE STAIR 1 ST1 ELEVATORS 276 WORKROOM ELEVATOR LOBBY 103 MDF ROOM 110 BOH 109 IT PACKAGE ROOM NOT FOR CONSTRUCTION 2 1 02/01/2019 50% DESIGN DEVELOPMENT 12/14/2018 100% SCHEMATIC DESIGN NO. DATE DESCRIPTION HANOVER REPUBLIC SQUARE 305 W 5th ST, AUSTIN TX © 2018 Solomon Cordwell Buenz Level 01 Furniture Plan (Amenity) Drawn By: Sheet Number: LS JF Checked By: Project Number: 185074.00 iA5.01 25 1 Level 1 - Furniture Plan 1/4" = 1'-0" HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019P L A N D I A G R A M S | S I T E / L A N D S C A P E 300 W 6TH STREET TRASH RECEPTACLE BIKE RAC EXISTING DRIVEWAY W. 5TH ST. BENCH GARAGE ACCESS 10’-0” 8’-0” 8’-0” 10’-0” STREET LIGHT 8’-0” WIDE PAVER CURBSIDE ZONE 10’-0” WIDE CONCRETE 5’x5’ SAWCUT PATTERN -PEDESTRIAN ZONE- . T S E P U L A D A U G PLAZA LOFTS ROOSEVELT ROOM . T S A C A V A L ALLEY GABLES/ZAZA 26 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019 U R B A N D E S I G N G U I D E L I N E S F O R A U S T I N 27 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019A C H I E V E D U R B A N D E S I G N G U I D E L I N E S A R E A W I D E G U I D E L I N E S Guideline Achieved? Comments P U B L I C S T R E E T S C A P E G U I D E L I N E S Guideline Achieved? Comments AW-1: Create dense development AW-2. Create mixed-use development YES YES Project as designed achieves an FAR of 25:1 with additional requested FAR from adopting the Downtown Density Bonus Program. There will be a street-level restaurant with outdoor seating, and a residential lobby with a residential lounge to create a diverse street- level experience. N/A YES YES YES 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 AW-10: Avoid the development of theme elements AW-11: Recycle existing building stock PS-1. Protect the pedestrian where the building meets the street PS-2. Minimize curb cuts PS-3 Create a potential for two-way streets PS-4. Reinforce pedestrian activity YES No existing streets will be closed by the completed project. The project location is in the middle of the urban core and will not impact any residential neighborhood edges or residential street frontage. Potential incorporation of local art at the ground floor lobby and amenity spaces in the building, as well as at the street level at the restaurant's outdoor seating area. The project lies within the current footprint of existing low buildings that are surrounded by taller buildings; no sight-lines from public views will be altered by the project. PS-5. Enhance key transit stops The building style is to be modern with no attempts to mimic past historical architectural styles. N/A There are no historic buildings immediately adjacent to the project. YES The amenity roof levels will be site-scaped occupied space. Mechanical equipment at the top of the building will be screened from view from adjacent buildings. YES There is no theme associated with this building. N/A The existing buildings at the site have no unique architectural qualities and cannot be reused in a meaningful way. PS-6. Enhance the streetscape PS-7 Avoid conflicts between pedestrians and utility equipment PS-8. Install street trees PS-9. Provide pedestrian-scaled lighting PS-10. Provide protection from cars/ promote curbside parking PS-11. Screen mechanical and utility equipment PS-12. Provide generous street-level windows PS-13. Install pedestrian- friendly materials at street level YES YES N/A YES YES YES YES YES YES YES A canopy is planned along West 5th St over the residential entrance and driveway. The restaurant entrance is recessed and the outdoor seating area is covered to provide additional protection from the elements. Only one curb cut will be created mid-block along West 5th St. that will serve the recessed parking garage entry/exit. Currently both West 5th St and Lavaca St are one-way streets. The parking garage ramp is perpendicular to West 5th St which will allow flexibility if the street does become a two-way street. The entire north and south block frontages along West 5th St and the project frontage on Lavaca St will be improved per the Great Streets program, and the addition of landscape, bike parking, and site seating will encourage more pedestrian activity. A restaurant incorporated into the building with outdoor seating at the corner of W 5th and Lavaca will also draw pedestrian activity. The project lies between streets that serve different bus transit stops, but does not have an existing transit stop on-site. However, Great Streets improvements will be provided along the entire north and south block face of West 5th St, enhancing access to the major transit stop at Republic Square. The project sidewalk frontages along the entire north and south block face of West 5th St, significantly beyond the property boundaries, and Lavaca St will be widened and improved per the Great Streets program with the addition of landscape, bike parking, recycling/refuse bins, and site seating. Utility equipment access will be from or adjacent to the alley running along the south side of the project. Any utility equipment that may be mounted on the building off a public street will be recessed and out of public right-of-ways and pedestrian paths. Site trees will be added along the entire north and south block frontages along West 5th St and the project frontage of Lavaca St per Great Streets Program standards. Appropriately scaled sidewalk lighting that matches streetscape characteristics will be installed. Sidewalks along W. 5th St between Lavaca and Guadalupe Sts and the west side of Lavaca St from W 5th to the south side of alley will comply with Great Streets standards - a landscaped zone will separate the street curb from pedestrian traffic areas. Parallel curbside parking spots will be integrated within the landscape zones along W 5th St and Lavaca St. YES All mechanical and utility equipment will be screened from view. The project will have large spans of vision glass along the public front- ages of the building that allows a visual connection into the residential lobby as well as the retail space along Lavaca St, promoting a visually active street level. As there is a high ground level to second level floor- to-floor height, the windows along the ground floor should provide sufficient visual openings. There will also be 24 hour security at the residential lobby for additional pedestrian security. Pedestrian-friendly materials such as sidewalk pavers, site seating, decorative tress, street planters, and attractive sidewalk lighting will be included in this project. YES YES 28 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019A C H I E V E D U R B A N D E S I G N G U I D E L I N E S P L A Z A & O P E N S P A C E G U I D E L I N E S Guideline Achieved? Comments B U I L D I N G G U I D E L I N E S Guideline Achieved? Comments 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) PZ-5. Develop green roofs PZ-6. Provide plazas in high use areas PZ-7. Determine plaza function, size, & activity PZ-8. Respond to microclimate in plaza design PZ-9. Consider views, circulation, boundaries, & 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-14.Provide food service for plaza participants PZ-15. Increase safety in plazas through wayfinding, lighting, & visibility PZ-16. Consider Plaza operations & maintenance. YES YES YES YES NO While the project is not directly adjacent to Republic Square, improving both sides of West 5th St between Lavaca and Guadalupe Sts will create a visually appealing pedestrian mall that connects to the north side of Republic Square. The enhanced sidewalk and pedestrian mall along West 5th St creates a pedestrian connection to Republic Square. The enhanced sidewalk and pedestrian mall along West 5th St creates a landscaped connection to Republic Square. The project will have a landscaped amenity terrace on the 11th floor along the Lavaca Street frontage, as well as a large amenity deck and outdoor pool at the top of the building with direct views of Republic Square and Hill Country. While a true green roof is not provided, the outdoor amenity decks will be landscaped with plantings and with light-colored roof pavers that will reduce urban heat island effect. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. YES New street trees and plantings will be included along W 5th St and Lavaca St as part of the Great Streets Program. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. B- 1. Build to the street 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 YES YES YES YES YES YES YES The building is designed to have a 1’-0” or less offset from the street property line, creating a defined street wall. The recessed outdoor seating area of the restaurant component of the ground floor at the corner of West 5th St and Lavaca St allows for an active streetscape that can also protect pedestrians from inclement weather. The entrance to the residential component of the project along West 5th St has large windows and residential lounge programming that visually engages with pedestrian streetscape. The restaurant compo- nent also has its entrance along West 5th St as well as outdoor seating open to the sidewalk at the corner of West 5th and Lavaca Sts. The residential entrance will be enhanced and differentiated for easy way-finding. The restaurant component is also enhanced and defined by the outdoor seating area in front of the restaurant entrance. The interior design of the ground floor public spaces could highlight artwork by local artists, or incorporate unique local design elements as a nod to Austin's history. An interior parking garage is located above the ground floor and is intended mainly for building residents. A large bike storage room is located at the ground floor to encourage commuting by bike. There will be no street level vehicular parking other than two parking spaces recessed under the building adjacent to the residential lobby. The project will be constructed to current building construction codes, laws, and standards and qualify for Austin Energy Green Building program 2-star rating at a minimum for superior energy efficiency. High quality construction materials will be used, with a preference for locally sourced products. Experienced contractors will construct with a goal for long building life-span. The project is designed to the human scale, with various floor-to-floor heights corresponding to the different program elements within the buildings. The overall massing of the building is divided into different volumes to break up the scale of the building. High quality materials and detailing at the street level also create a material connection with the tenants and pedestrians interacting with the building. Conclusions Total number of achieved Urban Design Guidelines 32 29 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019THANK YOU CITY OF AUSTIN GREAT STREETS PROJECT REVIEW Planning & Zoning Department/Urban Design Division From: Benjamin Campbell Re: Hanover Republic Square 305 W. 5th Street SP-2018-0517C Date: June 3, 2019 The Urban Design Division has reviewed the streetscape plans for the above referenced project and determined that they comply with the City of Austin Great Streets standards. The plans were approved by Humberto Rey on September 18, 2018. ATTACHMENT C Date: To: From: Re: February 11, 2019 Austin Design Commission Planning & Urban Design Working Group Density Bonus Working Group review of Hanover Republic Square (301- 305 West 5th Street) for substantial compliance with the Urban Design Guidelines Meeting date: Applicant: January 31, 2019/12:00 pm Michele Rogerson Lynch 1. 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 Commission seeks to foster a pedestrian- oriented, walkable city. 2. DC toolbox consists of the UDG, CDS, Interim Density Bonus Recommendations. Focus on urban design quality of projects, more than the zoning (which is the purview of PC and ZAP). The project location is 301-305 West 5th Street. The project includes mixed uses of retail (3,753 sf) and multi-family rentals (432,765 sf). The applicant is seeking a density bonus to raise the FAR from 8:1 to 25:1 (maximum allowance). The site area is 17,785 sq ft, and the total project area is 444,625 sq ft. The total building height is 511.17 feet (44 stories). 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 302,345 sq ft. Aspects of affordable housing being offered for any residential project component includes: 1. Fee in lieu for 302,345 bonus square feet @ $10.00/sf = $3,023,450.00. 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. The applicant reported to have been working with the surrounding stakeholders on the following items: not discussed. 1 ATTACHMENT D Positive attributes of the project include: mixed use in a very active area, monetary contribution (in lieu of fee) to COA affordable housing program, safe and pedestrian friendly streetscape which provides much needed improvement for Downtown connectivity and special effort to connect project to Republic Square which is across the street. Concerns primarily center on possible traffic impact on already congested thoroughfares due to large amount of tenant parking spaces., even though substantial on-site bicycle parking is provided. We recommend that the project, as presented, is in substantial compliance with the Urban Design Guidelines. 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 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 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. Limit development which closes downtown streets - [X] incorporated, [ ] need input, [ ] n/a Buffer neighborhood edges - [ ] incorporated, [ ] need input, [ ] 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 - [X] incorporated, [ ] need input, [ ] n/a Respect adjacent historic buildings - [] incorporated, [ ] need input, [X] n/a Acknowledge that rooftops are seen from other buildings and the street - [X] incorporated, [ ] need input, [ ] n/a` Avoid the development of theme environments - [X] incorporated, [ ] need input, [ ] n/a Recycle existing building stock - [ ] incorporated, [ ] need input, [X] n/a 3. 4. 5. 6. 7. 8. 9. 10. 11. 2 GUIDELINES FOR THE PUBLIC STREETSCAPE 1. Protect the pedestrian where the building meets the street (Subchapter E: Bldg: Ped. Frontages: shade & shelter) - [X] incorporated, [ ] need input, [ ] n/a 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 (Subchapter E: Site: Connectivity) - [X] incorporated, [ ] need input, [ ] n/a Enhance key transit stops - [X] incorporated, [ ] need input, [ ] n/a Enhance the streetscape (Subchapter E: Site: Relationship of Buildings to Streets & Walks) - [X] incorporated, [ ] need input, [ ] n/a Avoid conflicts between pedestrians and utility equipment - [X] incorporated, [ ] need input, [ ] n/a Install street trees (Subchapter E) - [X] incorporated, [ ] need input, [ ] n/a Provide pedestrian-scaled lighting (Subchapter E: Site: Exterior Lighting) - [X] incorporated, [ ] need input, [ ] n/a Provide protection from cars/promote curbside parking - [X] incorporated, [ ] need input, [ ] n/a Screen mechanical and utility equipment (Subchapter E: Site: Screening) - [X] incorporated, [ ] need input, [ ] n/a Provide generous street-level windows (Subchapter E) - [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 (Subchapter E) - [X] incorporated, [ ] need input, [ ] n/a Provide multi-tenant, pedestrian-oriented development at the street level (Subchapter E: Bldg: Ped. Frontages: glazing on facades) - [X] incorporated, [ ] need input, [ ] n/a 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 Create quality construction - [X] incorporated, [ ] need input, [ ] n/a Create buildings with human scale - [X] incorporated, [ ] need input, [ ] n/a 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 3. 4. 5. 6. 7. GUIDELINES FOR OPEN SPACE (applies to this Project’s relationship to Republic Square) 1. Treat the four squares with special consideration- [X] incorporated, [ ] need input, [ ] n/a Contribute to an open space network- [X] incorporated, [ ] need input, [ ] n/a Emphasize connections to parks and greenways- [X] incorporated, [ ] need input, [ ] n/a 2. 3. 3 DESIGN COMMISSION RECOMMENDATION 20190225-02A Date: March 01, 2019 Subject: Design Commission recommendation for the Hanover Republic Square project, located at 305 West 5th Street, to determine substantial compliance with the Urban Design Guidelines. Motioned By: Vice-Chair Martha Gonzales Seconded By: Bart Whatley Amendment By: Chair David Carroll Recommendation: The Austin Design Commission recommends that Hanover Republic Square project, as presented on February 25, 2019, is in substantial compliance with the Urban Design Guidelines. Rationale: Dear Director of Planning and Zoning, This letter is to confirm the Design Commission’s recommendation that the Hanover Republic Square project, as presented to the body on February 25, 2019 substantially complies with the Urban Design Guidelines as one of the gatekeeper requirements of the Downtown Density Bonus Program. As part of this finding the Commission also passed the following recommendations: 1. Recommend the applicant investigate the possibility of creating a rotating Art Gallery open to the public in the Lobby space. 2. Recommend the applicant investigate providing pedestrian access to the retail spaces from Lavaca Street when these spaces are built out. 3. Recommend the project add designated drop-off space(s) for rideshare vehicles in the parallel on-street parking spaces planned for this project. Respectfully, City of Austin Design Commission Vote: 9 - 0 - 0 For: David Carroll, Samuel Franco, Katie Halloran, Evan Taniguchi, Ben Lukens, Beau Frail, Melissa Henao- Robledo, Bart Whatley, Martha Gonzales Against: n/a Abstain: n/a Absent: Aan Coleman Recused: n/a Attest: David Carroll, Chair of the Design Commission 1 of 1 A C H I E V E D U R B A N D E S I G N G U I D E L I N E S A R E A W I D E G U I D E L I N E S Guideline Achieved? Comments P U B L I C S T R E E T S C A P E G U I D E L I N E S Guideline Achieved? Comments AW-1: Create dense development AW-2. Create mixed-use development YES YES Project as designed achieves an FAR of 25:1 with additional requested FAR from adopting the Downtown Density Bonus Program. There will be a street-level restaurant with outdoor seating, and a residential lobby with a residential lounge to create a diverse street- level experience. N/A YES YES YES 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 AW-10: Avoid the development of theme elements AW-11: Recycle existing building stock PS-1. Protect the pedestrian where the building meets the street PS-2. Minimize curb cuts PS-3 Create a potential for two-way streets PS-4. Reinforce pedestrian activity YES No existing streets will be closed by the completed project. The project location is in the middle of the urban core and will not impact any residential neighborhood edges or residential street frontage. Potential incorporation of local art at the ground floor lobby and amenity spaces in the building, as well as at the street level at the restaurant's outdoor seating area. The project lies within the current footprint of existing low buildings that are surrounded by taller buildings; no sight-lines from public views will be altered by the project. PS-5. Enhance key transit stops The building style is to be modern with no attempts to mimic past historical architectural styles. N/A There are no historic buildings immediately adjacent to the project. YES The amenity roof levels will be site-scaped occupied space. Mechanical equipment at the top of the building will be screened from view from adjacent buildings. YES There is no theme associated with this building. N/A The existing buildings at the site have no unique architectural qualities and cannot be reused in a meaningful way. PS-6. Enhance the streetscape PS-7 Avoid conflicts between pedestrians and utility equipment PS-8. Install street trees PS-9. Provide pedestrian-scaled lighting PS-10. Provide protection from cars/ promote curbside parking PS-11. Screen mechanical and utility equipment PS-12. Provide generous street-level windows PS-13. Install pedestrian- friendly materials at street level YES YES N/A YES YES YES YES YES YES YES A canopy is planned along West 5th St over the residential entrance and driveway. The restaurant entrance is recessed and the outdoor seating area is covered to provide additional protection from the elements. Only one curb cut will be created mid-block along West 5th St. that will serve the recessed parking garage entry/exit. Currently both West 5th St and Lavaca St are one-way streets. The parking garage ramp is perpendicular to West 5th St which will allow flexibility if the street does become a two-way street. The entire north and south block frontages along West 5th St and the project frontage on Lavaca St will be improved per the Great Streets program, and the addition of landscape, bike parking, and site seating will encourage more pedestrian activity. A restaurant incorporated into the building with outdoor seating at the corner of W 5th and Lavaca will also draw pedestrian activity. The project lies between streets that serve different bus transit stops, but does not have an existing transit stop on-site. However, Great Streets improvements will be provided along the entire north and south block face of West 5th St, enhancing access to the major transit stop at Republic Square. The project sidewalk frontages along the entire north and south block face of West 5th St, significantly beyond the property boundaries, and Lavaca St will be widened and improved per the Great Streets program with the addition of landscape, bike parking, recycling/refuse bins, and site seating. Utility equipment access will be from or adjacent to the alley running along the south side of the project. Any utility equipment that may be mounted on the building off a public street will be recessed and out of public right-of-ways and pedestrian paths. Site trees will be added along the entire north and south block frontages along West 5th St and the project frontage of Lavaca St per Great Streets Program standards. Appropriately scaled sidewalk lighting that matches streetscape characteristics will be installed. Sidewalks along W. 5th St between Lavaca and Guadalupe Sts and the west side of Lavaca St from W 5th to the south side of alley will comply with Great Streets standards - a landscaped zone will separate the street curb from pedestrian traffic areas. Parallel curbside parking spots will be integrated within the landscape zones along W 5th St and Lavaca St. YES All mechanical and utility equipment will be screened from view. The project will have large spans of vision glass along the public front- ages of the building that allows a visual connection into the residential lobby as well as the retail space along Lavaca St, promoting a visually active street level. As there is a high ground level to second level floor- to-floor height, the windows along the ground floor should provide sufficient visual openings. There will also be 24 hour security at the residential lobby for additional pedestrian security. Pedestrian-friendly materials such as sidewalk pavers, site seating, decorative tress, street planters, and attractive sidewalk lighting will be included in this project. YES YES A T T A C H M E N T E 28 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019A C H I E V E D U R B A N D E S I G N G U I D E L I N E S P L A Z A & O P E N S P A C E G U I D E L I N E S Guideline Achieved? Comments B U I L D I N G G U I D E L I N E S Guideline Achieved? Comments 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) PZ-5. Develop green roofs PZ-6. Provide plazas in high use areas PZ-7. Determine plaza function, size, & activity PZ-8. Respond to microclimate in plaza design PZ-9. Consider views, circulation, boundaries, & 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-14.Provide food service for plaza participants PZ-15. Increase safety in plazas through wayfinding, lighting, & visibility PZ-16. Consider Plaza operations & maintenance. YES YES YES YES NO While the project is not directly adjacent to Republic Square, improving both sides of West 5th St between Lavaca and Guadalupe Sts will create a visually appealing pedestrian mall that connects to the north side of Republic Square. The enhanced sidewalk and pedestrian mall along West 5th St creates a pedestrian connection to Republic Square. The enhanced sidewalk and pedestrian mall along West 5th St creates a landscaped connection to Republic Square. The project will have a landscaped amenity terrace on the 11th floor along the Lavaca Street frontage, as well as a large amenity deck and outdoor pool at the top of the building with direct views of Republic Square and Hill Country. While a true green roof is not provided, the outdoor amenity decks will be landscaped with plantings and with light-colored roof pavers that will reduce urban heat island effect. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. YES New street trees and plantings will be included along W 5th St and Lavaca St as part of the Great Streets Program. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. N/A No plazas included in project. B- 1. Build to the street 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 YES YES YES YES YES YES YES The building is designed to have a 1’-0” or less offset from the street property line, creating a defined street wall. The recessed outdoor seating area of the restaurant component of the ground floor at the corner of West 5th St and Lavaca St allows for an active streetscape that can also protect pedestrians from inclement weather. The entrance to the residential component of the project along West 5th St has large windows and residential lounge programming that visually engages with pedestrian streetscape. The restaurant compo- nent also has its entrance along West 5th St as well as outdoor seating open to the sidewalk at the corner of West 5th and Lavaca Sts. The residential entrance will be enhanced and differentiated for easy way-finding. The restaurant component is also enhanced and defined by the outdoor seating area in front of the restaurant entrance. The interior design of the ground floor public spaces could highlight artwork by local artists, or incorporate unique local design elements as a nod to Austin's history. An interior parking garage is located above the ground floor and is intended mainly for building residents. A large bike storage room is located at the ground floor to encourage commuting by bike. There will be no street level vehicular parking other than two parking spaces recessed under the building adjacent to the residential lobby. The project will be constructed to current building construction codes, laws, and standards and qualify for Austin Energy Green Building program 2-star rating at a minimum for superior energy efficiency. High quality construction materials will be used, with a preference for locally sourced products. Experienced contractors will construct with a goal for long building life-span. The project is designed to the human scale, with various floor-to-floor heights corresponding to the different program elements within the buildings. The overall massing of the building is divided into different volumes to break up the scale of the building. High quality materials and detailing at the street level also create a material connection with the tenants and pedestrians interacting with the building. Conclusions Total number of achieved Urban Design Guidelines 32 29 HANOVER REPUBLIC SQUARE | SP-2018-0517C | 02.25.2019Downtown Density Bonus Project: Hanover Republic Square (305 W. 5th Street) Staff Review for Consistency with Urban Design Guidelines Determination: The project meets 27 of the 32 applicable Urban Design Guidelines. This project substantially complies with the Urban Design Guidelines. Area-Wide Guidelines AW.1 – Create Dense Development Yes – The site is currently occupied by 3 one-story buildings that will be demolished. The proposed tower contains (in ascending order): - - - - The building will be 44 stories tall and contains 444,625 square feet. There will be 310 residential units. 1 ground level floor with lobby and retail space 9 stories of above-ground parking 32 stories of residences 2 amenity floors AW.2 – Create Mixed Use Development Yes – The building will contain residences and ground floor retail/restaurant space. There will be 432,310 square feet of residential space and 3,456 square feet of retail space. The building is in a mixed-use neighborhood, surrounded by office, hotel, restaurant, retail, residential, and public uses. AW.3 – Limit Development Which Closes Downtown Streets Yes – No street closures are planned. AW.4 – Buffer Neighborhood Edges Not Applicable – The project is not on the edge of a neighborhood. AW.5 – Incorporate Civic Art in Both Public and Private Development No – The applicant has indicated the potential for art, but has not given definite details. AW.6 – Protect Important Public Views Downtown Yes – The project complies with the Capitol View Shed Corridor. There is residential amenity space on the top floors that has views in all directions. AW.7 – Avoid Historical Misrepresentation Yes – The building is in a contemporary style. ATTACHMENT F AW.8 – Respect Adjacent Historical Buildings No – The building abuts a small building with a 10 story blank wall. This small building will be sandwiched between two buildings with tall blank walls. AW.9 – Acknowledge That Rooftops Are Seen From Other Buildings and the Street Yes – The mechanical equipment will be screened. AW.10 – Avoid the Development of Theme Environments Yes AW.11 – Recycle Existing Building Stock No – The existing structures will be demolished. Guidelines for the Public Streetscape PS.1 – Protect the Pedestrian Where the Building Meets the Street Yes – The project will protect pedestrians by installing trees and street furniture according to Great Streets Standards which will create a buffer between the sidewalk and the road. Additionally, the ground level will contain an awning to create shelter and shade. PS.2 – Minimize Curb Cuts Yes – There is one curb cut on W. 5th Street that is wide enough for one lane in and one lane out. Back-of-house functions are located on the alley. PS.3 – Create a Potential for Two-Way Streets Yes – Both W. 5th and Lavaca Streets are one-way, but this development does not impair any future change to two-way. PS.4 – Reinforce Pedestrian Activity Yes – Great Streets improvements will be provided on both sides that will create a comfortable pedestrian environment. There will be retail and restaurant space along sides. PS.5 – Enhance Key Transit Stops Not Applicable – Several bus routes run by the site, but there are no adjacent bus stops. PS.6 – Enhance the Streetscape Yes – Great Streets improvements will be provided. PS.7 – Avoid Conflicts between Pedestrians and Utility Equipment Yes – Austin Energy vaults will be placed along the alley. PS.8 – Install Street Trees Yes – Great Streets Improvements, including streets trees, will be provided. The applicant is installing Great Streets improvements along both sides of the entire block of W. 5th Street, between Guadalupe and Lavaca Streets. PS.9 – Provide Pedestrian-Scaled Lighting Yes – Street lighting will be provided per Great Streets Standards. PS.10 – Provide Protection from Cars/Promote Curbside Parking Yes – The drop off on Lavaca Street will not cross the pedestrian zone. PS.11 – Screen Mechanical and Utility Equipment Yes – Austin Energy vaults will be placed along the alley. The rooftop mechanical equipment will be screened. PS.12 – Provide Generous Street-Level Windows Yes – The majority of the street level façades along W. 5th and Lavaca Streets have windows. PS.13 – Install Pedestrian-Friendly Materials at Street Level Yes – The pedestrian realm will be in compliance with Great Streets Standards. Guidelines for Plazas and Open Spaces PZ.1 – Treat the Four Squares with Special Consideration Not Applicable PZ.2 – Contribute to an Open Space Network Not Applicable PZ.3 – Emphasize Connections to Parks and Greenways Yes – The applicant is installing Great Streets improvements beyond what is required. The new streetscape will cover both sides of the block between Lavaca and Guadalupe Streets, leading to Republic Square. PZ.4 – Incorporate Open Space into Residential Development Not Applicable PZ.5 – Develop Green Roofs No PZ.6 – Provide Plazas in High Use Areas Not Applicable PZ.7 – Determine Plaza Function, Size, and Activity Not Applicable PZ.8 – Respond to the Microclimate in Plaza Design Not Applicable PZ.9 – Consider Views, Circulation, Boundaries, and Subspaces in Plaza Design Not Applicable PZ.10 – Provide an Appropriate Amount of Plaza Seating Not Applicable PZ.11 – Provide Visual and Spatial Complexity in Public Spaces Not Applicable PZ.12 – Use Plants to Enliven Urban Spaces Yes – Streetscape planting conforming to Great Streets standards. PZ.13 – Provide Interactive Civic Art and Fountains in Plazas Not Applicable PZ.14 – Provide Food Service for Plaza Participants Not Applicable PZ.15 – Increase Safety in Plazas through Wayfinding, Lighting, and Visibility Not Applicable PZ.16 – Consider Plaza Operations and Maintenance Not Applicable Guidelines for Buildings B.1 – Build to the Street Yes B.2 – Provide Multi-Tenant, Pedestrian-Oriented Development at the Street Level Yes – The corner at W. 5th and Lavaca Streets will be occupied by a restaurant or retail space. This space extends most of the length of the Lavaca Street façade. B.3 – Accentuate Primary Entrances Yes – The primary entrances are clearly emphasized in the building design. B.4 – Encourage the Inclusion of Local Character No – The project design has not incorporated local character. B.5 – Control On-Site Parking Yes – While much of the project’s parking will be above-grade structured parking, steps have been taken to control access. B.6 – Create Quality Construction Yes – The materials specified in the design package speak of quality construction. B.7 – Create Buildings with Human Scale Yes – The recessed entry to the restaurant / retail space and the large awning on W. 5th Street make the ground level inviting to pedestrians. PLANNING AND ZONING DEPARTMENT Staff verification of Final FAR calculations for Hanover Republic Square – 305 W. 5th Street Downtown Density Bonus Request June 3, 2019 Breakdown of Square Footage (Mixed-Use Building): - - - 432,310 sq. ft. for Multifamily 3,456 sq. ft. for Retail 444,625 sq. ft. Total PROJECT INFORMATION Base FAR (CBD Zoning) Site sq. ft. Total Base sq. ft. NOTES 8:1 17,785 sq. ft. 142,280 sq. ft. 8:1 FAR x 17,785 sq. ft. Actual FAR Requested 25:1 Sq. ft. based on FAR requested 444,625 sq. ft. 8 x 17,785 sq. ft. + 17 x 17,785 sq. ft. Total Bonus FAR Total Bonus sq. ft. 17:1 25 FAR - 8 FAR 302,345 sq. ft. 17 FAR x 17,785 sq. ft. Percent of project that is bonus 68% 302,345 sq. ft. / 444,625 sq. ft. Percent of project that is residential 97.23% 432,310 sq. ft. / 444,625 sq. ft. Bonus Residential Sq. Ft. 293,970.044 sq. ft. 302,345 sq. ft. x 97.23% Affordable Housing sq. ft. ($10/sq. ft.) $2,939,700.44 Total Contributions $2,939,700.44 293,970.044 sq. ft. x ($10/sq. ft. in the Core/Waterfront District) Contribution to Affordable Housing Trust Fund ATTACHMENT G ATTACHMENT H ATTACHMENT I ATTACHMENT J