03. W. Martin Luther King Jr. Boulevard & Nueces Street Backup Part 5 — original pdf

Backup

illustrative level 1 site plan • interior uses fused with exterior uses Illustrative Overall Site Plan The information shown is based on the best information available and is subject to change without notice.MLK & Nueces01.21.2026w. 18th StreetNueces streetmartin luther king jr. blvd.rio grande streetillustrative level 1 site plan - activated - any day • interior uses fused with exterior uses • exterior spaces activated • landscape lighting would include the following: - AE CObra-head streetlights - gfci outlets at trees for seasonal, festive lighting - southwest park would likely have small, integrat ed bollards in the \ landscape to illuminate - potential festoon / feature lighting in the alley Illustrative Overall Site Plan - Activated The information shown is based on the best information available and is subject to change without notice.MLK & Nueces01.21.2026w. 18th StreetNueces streetmartin luther king jr. blvd.rio grande streetpublic alleyrio grande streetNueces streetillustrative level 1 site plan - activated - farmers market in alley • interior uses fused with exterior uses • exterior spaces activated • specialty programming, i.e. farmer’s market • landscape lighting would include the following: - AE CObra-head streetlights - gfci outlets at trees for seasonal, festive lighting - southwest park would likely have small, integrat ed bollards in the landscape to illuminate - potential festoon / feature lighting in the alley Illustrative Overall Site Plan - Activated The information shown is based on the best information available and is subject to change without notice.MLK & Nueces01.21.2026w. 18th StreetNueces streetmartin luther king jr. blvd.rio grande streetpublic alleyrio grande streetNueces streetcoa and daa history, interest, and focus on alley activation Downtown Austin - Alley Activation! 0 10’ 20’ 40’ The information shown is based on the best information available and is subject to change without notice.MLK & Nueces01.21.2026conceptual rendering of alley activation - farmer’s market Conceptual Rendering - Activated Alley - Farmer’s Market The information shown is based on the best information available and is subject to change without notice.MLK & Nueces01.21.2026MLK & Nueces thank you.MARTIN LUTHER KING JR. BLVD. row centerline front of median curb drive lane 4 bike racks, (8 bikes) drive lane 2 benches trashcan streetlight row centerline front of median curb drive lane drive lane RIGHT OF WAY PROPERTY LINE trashcan streetlight 2 benches l planting zone patio zone planting zone a t n e m e p p u s l e n o z TIFF'S TREATS 1,698 SF RESTAURANT 3,205 SF LOUNGE BAR ART SPACE 5,606 SF KITCHEN 1,355 SF TRASH RIGHT OF WAY PROPERTY LINE planting zone HOTEL LOBBY E N I L Y T R E P O R P Y A W F O T H G R I l a t n e m e p p u s l e n o z CONDO LOBBY MAIN ELEC. streetlight trashcan bollard flush condition e n a l n r u t l e d d m i f o f l a h e n i l r e t n e c w o r e n a l e k b i e n o z g n k r a p i l a n o i t p o / f f o p o r d e n a l e v i r d T E E R T S S E C E U N LOADING AE VAULT AE VAULT 2 benches PROPERTY LINE RIGHT OF WAY row centerline (for alley) RIGHT OF WAY PROPERTY LINE ART SPACE 5,093 SF PUBLIC ALLEY PROPERTY LINE RIGHT OF WAY row centerline (for alley) RIGHT OF WAY PROPERTY LINE AE VAULT MAIN ELEC. LOADING TRASH RETAIL 4,952 SF ART SPACE 4,822 SF LOBBY drop off / optional parking zone E N I L Y T R E P O R P Y A W F O T H G R I I E N L Y T R E P O R P Y A W F O T H G R I truncated domes (cane detection) 4 bike racks, (8 bikes) e n a l n r u t l e d d m i f o f l a h e n i l r e t n e c w o r e n a l e k b i e n a l e v i r d 2 benches T E E R T S S E C E U N bike lane drive lane half of middle turn lane row centerline 2 benches bike lane R20 18TH STREET drive lane half of middle turn lane row centerline 4 bike racks, (8 bikes) T E E R T S E D N A R G O R I i g n k r a p t e e r t s - n o e n a l e k b i e n a l e v i r d e n i l r e t n e c w o r truncated domes (cane detection) T E E R T S E D N A R G O R I truncated domes (cane detection) W. Martin Luther King Jr. Boulevard & Nueces Street - DOWNTOWN DENSITY BONUS PROGRAM CALCULATIONS HOTEL & CONDO BUILDING FLOOR AREA: Gross Commercial Use SF: 296,855 SF Gross Commercial Use Percentage: 71.26% Gross Residential Use SF: 113,780 Gross Residential Use Percentage: 27.31% Total Gross Floor Area 416,560 TOTAL SITE AREA (Hotel): 41,829 SF (5:1) Maximum By-Right FAR (West): 104,573 SF (5:1) Maximum By-Right FAR (East): 104,573 SF (15:1) DDBP FAR (East) for 10:1 Average: 313,718 SF 207,415 SF TOTAL PROPOSED BONUS AREA : 296,855.00 *Rounded to the nearest hundredth 0.71 ACTUAL TOTAL GSF: REQUESTED AVG DDBP GSF (10:1): 416,560 SF 418,290 SF Community Benefit 1) DEVELOPMENT BONUS FEE FOR AFFORDABLE HOUSING - COMMERCIAL (25-2-586)(E)(1)(iii) 2) DEVELOPMENT BONUS FEE FOR AFFORDABLE HOUSING - RESIDENTIAL (25-2-586)(E)(1)(iii) 3) 3-STAR AEGB - 25-2-586(E)(8) - 25% OF SITE'S ENTITLEMENT FEE / BONUS AREA $12 $10 TOTAL FEE IN-LIEU (ABOVE 5:1) TO BE PAID = BONUS AREA 112,145 SF 42,984 SF 52,286 SF 207,415 SF COMMUNITY BENEFIT % FEE INCURRED 1,345,742 429,835 $ $ 54% 21% 25% 100% $ 1,775,578 1.00 411,168.00 *Rounded to the nearest hundredth RESIDENTIAL BUILDING FLOOR AREA: Gross Residential Use SF: 411,168 SF Gross Commercial Use Percentage: 100% Total Gross Floor Area 411,168 TOTAL SITE AREA (Residential) 41,309 SF (5:1) Maximum By-Right FAR (West): 103,273 SF (5:1) Maximum By-Right FAR (East): 103,273 SF (15:1) DDBP FAR (East) for 10:1 Average: 309,818 SF 204,623 SF #REF! TOTAL PROPOSED BONUS AREA : ACTUAL TOTAL GSF: REQUESTED AVG DDBP GSF (10:1): 411,168 SF 413,090 SF 1) DEVELOPMENT BONUS FEE FOR AFFORDABLE HOUSING - Residential (25-2-586)(E)(1)(iii) 2) 3-STAR AEGB - 25-2-586(E)(8) - 25% OF SITE'S ENTITLEMENT Community Benefit FEE / BONUS AREA $10 TOTAL FEE IN-LIEU (ABOVE 5:1) TO BE PAID = BONUS AREA 152,987 SF 51,636 SF 204,623 SF COMMUNITY BENEFIT % FEE INCURRED 1,529,868 $ 75% 25% 100% $ 1,529,868 A. PROJECT INFORMATION PROJECT NAME PROJECT T YP E Infrastructure Private project PROJECT LOCATIO N/ ADDR ESS PROJECT LOCATIO N/ ADDR ESS City building & site Other Density Bonus A PPLICANT PROPE RT Y O WN ER A PPLICANT MAILI NG A DDRESS PROPE RT Y O WN ER MAI LING AD DR ESS A PPLICANT TELEP HONE N UM BE R PROPE RT Y O WN ER TEL EPHONE NUMBER PROJECT START DATE PROJECT CO MPL E TION DATE A PPLICANT’S ARCHI TE CT A PPL IC ANT’S ENGI NEER Page 8 Design Commission - Project Review Application1. Indi cate if propo se d Pro jec t is re q u ir e d by City Ordinance to be reviewed by the Design Commiss ion . 2. D escribe the r ec omm end atio n t h at yo u a re requesting from the Desig n Com mission. 3. Current De sig n P hase o f Pro jec t ( D e s ign C o mmission prefers to see pro jec ts right aft er ap proved conceptual, sc he m atic, d esign d ev e lo pm e nt ) . 4. Is thi s Proje ct su bjec t to Site Pl an an d /o r Zonin g application ap provals? Will it b e p rese nt e d to Plann ing Commission and/o r City Co uncil? I f s o , wh en? 5. D o es t his P roj ect c om ply with L an d D ev e l opment Code Subchapter E? List specific ally an y Alternative E quiva lent Comp lianc e r equ est if any. Ple ase refer to website for Alternate Equivalent Com plia nce ( AEC) requirements. Page 9 Design Commission - Project Review ApplicationB. PROJECT BACKGROUND 6. Prov ide proj ec t b ackgro u nd inc lu d ing go als , scope, building/planning type, and sc hedule. Broadly addre ss e ach of the “Shar ed Value s fo r Ur ban A re as ” t hat are listed on Page 6 o f the Ur ban Design Guidelines . 7. Has this proje ct c ondu cted co m mu n it y/ s t ak eholder out reach? If so, please provide do c ume ntation to d emonstrate c ommunity/ stakeho ld e r su ppor t of this project. 8. Is thi s proj ect sub mitting fo r t h e D o wntown Density Bonus Prog ram? If so , pleas e p rovide a completed Down town Dens it y Bonu s App lica t io n . 9. Has the p roje c t bee n rev iewed by C OA D e par tment (i. e. DAC) S taff? If so, please desc ribe and cite any relevant comme nts o r feed back th at t h e C o mmission should be aw ar e o f. 10. Are ther e any lim itations to c o m plia n ce or planning principles due to the spec if ic require men ts of t his proj- e ct that the C om mission sh o uld b e awa re o f? Page 10 Design Commission - Project Review ApplicationC. EXISTING CONDITIONS AND CONTEXT 11. Iden tify conne ctiv ity to pu blic t rans po r t at i on including, bicycle and pedestr ian routes and/or multi- mod al transpor tation . Do es the p ro j e ct c om ply with AD A requirements? Provide a site co ntext map an d attach ad ditional page s as need ed . 12. Iden tify and de sc ribe any e xist in g fe at u re s that are required to be prese r ved an d/or protected such as h eritage tree s, c r eek s o r str eam s, e n da nge r ed species (flora and/o r fauna)? Attach additional site diagrams as needed. 13. Is t his projec t with in any City o f Au st in planning district, master plan, ne ighbo rhood plan, regulatory dis- t rict, overlay, e tc .? If so, ple ase il lu st ra t e h o w this project confor ms to the r espec tive plan. Attach addition al pages as ne ede d. ( See below fo r re q u ire m e nt s.) 14. L ist any proj ec t p ro gram and / o r s it e c on st raints that should be co nsidered. Page 11 Design Commission - Project Review ApplicationD. RELATIONSHIP TO PUBLIC REALM Publi c realm is def ined as any pu bli ca lly o wne d st reets, pathways, r ig ht of ways, par ks, pub lic ly acces sible open space s and an y pu blic and c iv ic bu ild in g and facilities. The quality o f o ur public realm is vital if we are to be s uccessful in cr eating e nv iron me nt s t h at p eople want to live and wo rk in. 16. The shar e d value s o u tline d in t h e Ur ban D esign G uidelines inc lude Human Charac ter, Dens ity, S us tainability, Diversity, Ec onomic V itality, C iv ic A r t , A S e ns e of Time, Unique Charac ter, Aut henticity, Safety and Conn ection to the Outdoor s. How is th e pro je ct ad dr e s si n g these unique community c harac ter istic s? Is the projec t develop- ing any public ame nities f or u rba n c on t in u i t y and vital place making ? 16. Does this projec t enco u rage st re e t lev e l activity to engage and r esp ond to f unc tional needs s uc h as shade, res t areas, multi -modal transpo r t at io n sto rage and paths? 17. H ow will the p roje ct be a g oo d ne igh bo r to adjacent proper ties? Fo r exam ple, desc ribe the t reatmen t of the t ransiti on ar ea be twe en pro per tie s, i. e . fe n c e , landscape improvem ents, etc . Page 12 Design Commission - Project Review ApplicationE. ENVIRONMENTAL / SUSTAINABLE ISSUES The Austin Ur ban Design Guid elin e s s e t a goa l that, “All development s ho uld t ake into c onside ration the nee d to conser ve ene r gy and r eso u rces. I t sh o u ld a lso strive for a small c arbo n f oo tpr int.” 18. Pl ease lis t any signif ic ant co m pone nt s of the project th at contr ibute to meeting this go al. If the projec t has been designe d to acc om mo date f u t u re in c l u sion of such components (fo r example, by b ein g b uilt “s olar ready”) please list them. 19. If the proj ect is b eing d esigne d to m e e t any sust ainability/enviro nmental standards o r cer tifications (for example, LEE D Silve r), p lease li st t h e m h ere and attach relevant c hec klist s or sim ilar do c umen ts that d emonstrate how th e standard o r ce r t ifi ca t io n will be achieved. 20. If the proj ect co ntains o th er s ign i fic a n t s ust ainability components no t inc luded ab ove that the Commiss ion sh ou ld note, please list th em h er e . Page 13 Design Commission - Project Review ApplicationGuideline Area Wide Guidelines MLK Nueces - Urban Design Guidelines Matrix Review of Substantial Compliance Achieved? (Yes/No) Applicant's Comments 1 AW-1: Create dense development Yes 2 AW-2. Create mixed-use development 3 AW-3. Limit development which closes downtown streets 4 AW-4. Buffer neighborhood edges 5 AW-5. Incorporate civic art in both public and private development 6 AW-6. Protect important public views 7 AW-7. Avoid historical misrepresentations 8 AW-8. Respect adjacent historic buildings 9 AW-9. Acknowledge that rooftops are seen from other buildings and the street 10 AW-10. Avoid the development of theme environments 11 AW-11. Recycle existing building stock Yes Yes Yes N/A Yes Yes Yes Yes Yes No The project is applying for 20:1 FAR, requested as additional FAR density under the Downtown Density Bonus program, with 10:1 average project FAR. The project consists of a full-block development comprising a 36-story hotel/condominium building and a 34-story residential building, with the existing alley retained between the two include 287 hotel keys, 61 structures. The northern building will residential units and approximately 4,903 SF of pedestrian-oriented uses (retail/restaurant) at the ground floor. The southern building will have 318 residential units and approximately 6,515 SF of retail. approximately The northern building will include 287 hotel keys, 61 residential units and uses (retail/restaurant) at the ground floor. The southern building will have 318 residential units and approximately 6,515 SF of retail. pedestrian-oriented 4,903 SF of No streets will be closed as part of the proposed project. This project is located in the Downtown Austin Plan and will be developed similarly in shape and size to other high-rise construction within the Downtown area. Across Martin Luther King Jr. Boulevard to the north is the University Neighborhood Overlay Inner West Campus, with heights of 175'. The Project does not obscure existing views through the public right- of-way and no pedestrian bridges are proposed. The contemporary exterior design aesthetic for the Project will not appear to be built earlier than it was. The project will be constructed on a full block and is separated by roadway to the nearest historic building, nor will it mimic historic architecture. All neighboring properties will be screened. rooftops with mechanical equiment that are visible from This project will not be a themed environment. to to be demolished do not fabric downtown contribute The existing buildings meaningfully have or the Architectural/Cultural character worthy of preservation. All structures have received approval for demolition from the Historic Landmark Commission. urban MLK Nueces - Urban Design Guidelines Matrix Review of Substantial Compliance Guideline Public Streetscape Guidelines Achieved? (Yes/No) Applicant's Comments 12 PS-1. Protect the pedestrian where the building meets the street 13 PS-2. Minimize curb cuts 14 PS-3. Create a potential for two-way streets 15 PS-4. Reinforce pedestrian activity 16 PS-5. Enhance key transit stops 17 PS-6. Enhance the streetscape 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 Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes 22 PS-11. Screen mechanical and utility equipment Yes 23 PS-12. Provide generous street-level windows Yes Vehicle access for the north building will be taken off of the alleyway. The south building vehicle access will be from W. 18th Street, to keep portions of the alley open to pedestrians. The amount of curb cuts for vehicular access will be greatly reduced. The streetscape will be lined with street trees and landscape planters. Tree grates and curbs also provide protection and wayfinding for pedestrians. The existing curb cuts on W. Martin Luther King Jr. Boulevard, Nueces Street, Rio Grande Street will all be removed. There will be one curb cut remaining on W. 18th Street for access to the parking structure. The driveway and parking entry will be designed to function for both a one-way and two-way street system. The ground-floor commercial uses will have entrances fronting W. Martin Luther King Jr. and W. 18th Street where the most pedestrian activity will occur. Providing ridership to support the nearby CapMetro Routes 1, 20, 980, 663, 105 803 and 801 along Guadalupe Street Trees, supplemental planting zones, bike racks and benches are proposed along all four streets in accordance with Great Streets standards. All utility equipment will be off the alley or within the tree/furniture zone. Utility vaults will not be in the pedestrian clear zone. Approximately 40 street trees are planned along W. Martin Luther King Jr. Boulevard, Nueces Street, Rio Grande Street and W. 18th Street in compliance with Great Streets Standards. The project will provide light poles along W. Martin Luther King Jr. Boulevard, Nueces Street, Rio Grande Street and W. 18th Street, consistent with Great Streets Standards. The project will provide street trees and planting beds to provide for safe passage and protection from vehicle traffic.There are bike lanes adjacent to the curb on Rio Grande Street, W. 18th Street and Nueces Street. Street Parking is located on Rio Grande Street. All mechanical equipment is screened in accordance with Commercial Design Standards Section 2.6.2 As shown on the buliding elevations, generous windows will be provided at ground level for the retail spaces. Along W. Martin Luther King Jr. Boulevard, an arched window system will be implemented. 24 PS-13. Install pedestrian-friendly materials at street level Yes The project will utilize pedestrian-friendly, durable materials such as a stone façade, as well as greenery in the public and private pedestrian realm at street level. MLK Nueces - Urban Design Guidelines Matrix Review of Substantial Compliance Achieved? (Yes/No) Applicant's Comments Guideline Building Guidelines 25 B- 1. Build to the street 26 B- 2. Provide multi-tenant, pedestrian-oriented development at the street level 27 B-3. Accentuate primary entrances Yes Yes Yes The façade of the structure will be continuous but set back from the property line for a supplemental/planting zone and for Great Streets standards. The project will have approx. 11,418 SF ground floor tenant space suitable for retail/restaurant use. Primary entrances will be accentuated by canopies. Additionally, the residential lobbies for both buildings will have a passenger drop off area. 28 B- 4. Encourage the inclusion of local character N/A 29 B- 5. Control on-site parking 30 B- 6. Create quality construction 31 B- 7. Create buildings with human scale Yes Yes Yes All parking is located above the ground floor level, and will implement measures to screen vehicles and headlights from view. The project seeks to achieve a high-design aesthetic and will utilize a palette of quality materials with deference to durability, sustainability, and a long-term lifespan. The design incorporates the Urban Design Guidelines along the ground-floor, and will have the appropriate pedestrian scale, articulation in the ground-floor spaces, architectural differentiation at the lower floors, and vertical massing relief to satisfy the intent of the guideline as shown on the building elevations. MLK Nueces - Urban Design Guidelines Matrix Review of Substantial Compliance Guideline Achieved? (Yes/No) Applicant's Comments This project is not adjacent to one of the four squares. The alley between the two buildings will remain. A portion of the alley will be used as the parking entry for the north building and the remainder of the alley will be used as a pedestrian open space. Both buildings will incorporate a terrace and open space on Level 11. The north (hotel/condo) building will have a terrace and enclosed amenity space on Level 36. while the south (residential) building will have a clubhouse and rooftop terrace on Level 34. The terraces on Level 11 will have a significant portion of the roof as a vegetated surface. A variety of plants, shrubs and trees will be used within the public right-of-way, supplemental zone adjacent to the building and public alley. Plaza and Open Space Guidelines 32 PZ-1. Treat the four squares with special consideration 33 PZ- 2. Contribute to an open space network 34 PZ- 3. Emphasize connections to parks and greenways 35 PZ- 4. Incorporate open space into residential development (pool, deck, dog area) 36 PZ- 5. Develop green roofs 37 PZ- 6. Provide plazas in high use areas 38 PZ- 7. Determine plaza function, size, and activity 39 PZ- 8. Respond to microclimate in plaza design 40 41 42 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 43 PZ- 12. Use plants to enliven urban spaces 44 PZ- 13. Provide interactive civic art and fountains in plazas 45 PZ- 14. Provide food service for plaza participants 46 PZ- 15. Increase safety in plazas through wayfinding, lighting, & visibility 47 PZ- 16. Consider plaza operations and maintenance Conclusions Total number of Urban Design Guidelines N/A Yes N/A Yes Yes N/A N/A N/A N/A N/A N/A Yes N/A N/A N/A N/A 32