03. W. Martin Luther King Jr. Boulevard & Nueces Street Backup Part 1 — original pdf

Backup

W. Martin Luther King Jr. Boulevard and Nueces Street | Austin, TX Downtown Density Bonus Program Application Package TABLE OF CONTENTS APPLICANT SUMMARY LETTER DOWNTOWN DENSITY BONUS APPLICATION VICINITY PLAN & NEARBY TRANSIT FACILITIES EXHIBIT NEARBY OPEN SPACE EXHIBIT SITE PLAN FLOOR PLANS EXTERIOR ELEVATION PLANS GREAT STREETS PLANS AND EXHIBIT CIRCULATION EXHIBIT DEVELOPMENT BONUS COMMUNITY BENEFITS CALCULATION DESIGN COMMISSION PROJECT REVIEW APPLICATION URBAN DESIGN GUIDELINES MATRIX December 16, 2025 Via Electronic Delivery Ms. Lauren Middleton-Pratt Planning Department City of Austin 1000 E 11th Street Austin, TX 78702 Re: W. Martin Luther King Jr. Boulevard & Nueces Street – Downtown Density Bonus Program (“DDBP”) Application and Summary of Compliance with the City of Austin’s Urban Design Guidelines for a hotel and residential tower project located at 601, 607, 611, 619 W Martin Luther King Jr Blvd, 1809 Rio Grande St and 1806 Nueces St, 1801 Rio Grande Street, 604 W 18th Street and 1800 Nueces Street (the “Property”). Dear Ms. Middleton-Pratt: On behalf of the property owners, The 1806 Group LP, Jack Brown Family II Limited Partnership, Triple Play Properties LTD and Scott Sayers (“Owners”), please accept this letter and supporting documentation as a true and complete submittal application for the Downtown Density Bonus Program (“DDBP”) for the property located on the block bounded by W. Martin Luther King Jr. Boulevard to the north, Rio Grande Street to the west, Nueces Street to the east and W. 18th Street to the south in Austin, Texas. The project consists of a full-block development comprising a 37-story hotel/condominium building and a 34-story residential building, with the existing alley retained between the two structures. The northern building will include 287 hotel keys, 61 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. The Property is located within the Northwest subdistrict of the Downtown Austin Plan (DAP) and is zoned General Commercial Services (“CS”), General Commercial Services – Mixed Use (“CS- MU”), (“GO”) and (“DMU-CO”). The Property is expected be entitled to a floor-to-area ratio (“FAR”) of 5:1 after rezoning to Downtown Mixed-Use – Conditional Overlay (DMU-CO), via zoning cases C14-2025-0090 and C14-2025-0093 that are currently in review. The eastern half of the Property is located within the DDBP and is eligible to participate in the program up to a maximum of 3:1 FAR. The applicant is requesting to participate in the Downtown Density Bonus Program (“DDBP”) to exceed the maximum FAR allowed administratively and obtain a maximum of 20:1 FAR for the DDBP half and 10:1 overall Project FAR. The western half, located outside of the DDBP area, will 2507 Bee Caves Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com P a g e | 2 remain at 5:1 maximum FAR. The gross site area for the Property is 41,829 SF (North) and 41,309 SF (South), resulting in a base entitlement of 209,145 SF (North) and 516,365 SF (South). The overall Project FAR of 10:1 will allow for an additional 207,415 SF (North) and 204,623 SF (South). The project will meet the DDBP Gatekeeper requirements by 1) achieving a two-star rating with Austin Energy Green Building (“AEGB”), 2) achieving substantial compliance with the City of Austin Urban Design Guidelines, and 3) providing the required Community Benefit through § 25- 2-586 (E)(1)(iii), a development bonus fee for affordable housing of $3,305,446 to the Affordable Housing Trust Fund and a 3-star DDBP AEGB rating as described in (E)(8). To assist in the evaluation of this project, a detailed matrix is included with this submission which demonstrates how the project supports individual goals and objectives of the guidelines. The Affordable Housing Certification letter and AEGB Letter of Intent are currently in progress. We respectfully request that this project be reviewed by the City of Austin Design Commission for substantial compliance with the Urban Design Guidelines in order to qualify for the DDBP. Please do not hesitate to contact me should you or your team have any further questions. Sincerely, Leah M. Bojo cc: Jorge Rousselin, Planning Department (via electronic delivery) 2507 Bee Caves Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com DDBP Request Form This form should be used by a property owner or representative who wishes to request additional floor- to-area (FAR) entitlements as outlined the Downtown Density Bonus Program (DDBP) per the Land Development Code (LDC) 25-2-586. 1 COMPLE TED SI TE PL AN AP PL ICATI ON Please include the completed site plan application as part of this DDBP request. Site Plan Number: Is the Completed Site Plan Application Attached? 2 PROJECT NAME & ANTICIPATED P ROJ E CT A D D RES S Project Name: Anticipated Project Address: 3 DENSIT Y BON US C AL CUL ATION Calculate the proposed additional FAR including the site area and amount per square foot according to the Community Benefits calculations described in § 25-2-586 (E)(1-12). Site Area (sf): Proposed FAR (ratio): Proposed FAR Calculation: Total Gross Building Area (sq): If providing fee in lieu payment: Current Bonus fee ($/sq): Fee in lieu payment for density bonus ($): Existing FAR (ratio): Proposed Bonus area (sf): Total Fee in Lieu Amount (% or sq): If seeking additional FAR from City Council, a public hearing will not be scheduled until all gatekeeper requirements are complete. Downtown Density Bonus Program | 1 Request FormZoning Cases C14-2025-0090 and C14-2025-0093601, 607, 611, 619 W Martin Luther King Jr Blvd, 1809 Rio Grande St and 1806 Nueces St, 1801 Rio Grande Street,604 W 18th Street and 1800 Nueces StreetW. Martin Luther King Jr. Boulevard & Nueces Street412,03883,1385:11,193,409 GSF20:1 (max on DDBP side only).10:1 average FAR for site$12.00/SF (Commercial zoningother than CBD) and $10/SF(Residential)75%$3,305,446 (to Affordable Housing Trust Fund)See attached Density Bonus Calculations DDBP Request Form 4 COMMUNIT Y B ENEF ITS An applicant may achieve bonus area by providing community benefits as outlined below. A project must achieve at least 50 percent of the desired bonus area by providing affordable housing community benefits. Please indicate the selected community benefit(s) for this project, including the percentage allotted to each benefit. For more information on each community benefit please see Ordinance No. 20140227-054. Please describe which community benefit(s) will be used and how they will be applied (on site, fee in lieu, or a combination of the two). Select % or SQ FT Select % or SQ FT 1 Affordable Housing Rainey Street Subdistrict Historic Preservation Day Care Services Cultural Uses 2 3 4 5 Live Music 6 On-Site Improvements for Historic Preservation 7 8 9 Development Bonus Fee for Off-Site Historic Preservation Green Building Publicly Accessible On-Site Plaza 10 Off-Site Open Space Development Bonus Fee 11 Green Roof 12 Other 5 GATEKEEPER REQUIREM EN TS The following gatekeeper requirements must be completed to participate in the DDBP. The applicant shall acknowledge these requirements by checking the boxes below. 1 Urban Design Guidelines Acknowledge To receive bonus area, the Director must determine that the project substantially complies with the Urban Design Guidelines. After the Design Commission evaluates the project staff will consider their recommendation and make the final determination. 2 | Downtown Density Bonus Program A. DESIGN COMMISSION REQUEST75%25%The project will meet the AEGB 3-star certification and provide fee in lieu of affordablehousing for the remainder of the bonus area of the project. DDBP Request Form COMMUNIT Y BENEF ITS 5 GATEKEEPER REQUIREM EN TS co n t i n ue d 1 Urban Design Guidelines continued Acknowledge The applicant must submit a schematic level site plan, building elevations, and other drawings, simulations or other documents necessary to fully describe the urban design character of the project and relationship of the project to its surroundings. The Design Commission shall evaluate and make recommendations regarding whether the project complies with the Urban Design Guidelines 2 Great Streets The applicant shall execute a restrictive covenant committing to provide streetscape improvements along all public street frontages, consistent with the Great Streets Standards, except for properties located on a Texas Department of Transportation frontage which may participate in fee-in-lieu and maintenance payments set by separate ordinances. 3 Austin Energy Green Building The applicant shall execute a restrictive covenant committing to achieve a minimum two star rating under the Austin Energy Green Building program using the ratings in effect at the time the project is registered with the Austin Energy Green Building program. 6 CONTACTS Downtown Density Bonus Program – Contact Sophia Benner: sophia.benner@austintexas.gov Urban Design Guidelines compliance – Contact Sophia Benner: sophia.benner@austintexas.gov Great Streets Compliance – Contact Jill Amezcua: jill.amezcua@austintexas.gov Austin Energy Green Building rating – Contact: greenbuilding@austinenergy.com Housing Department Certification Letter – Contact: Brendan Kennedy, brendan.kennedy@austintexas.gov Downtown Density Bonus Program | 3 Request Form DDBP Request Form 7 S UBMIT TALS The list on the following page includes all of the documents required to participate in the DDBP. 1. Completed DDBP Request Form, which includes: • Attached completed site plan application • 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; • Drawings (submitted drawings should demonstrate compliance with Great Streets Standards): • Site plan • Floor plans • Exterior elevations (all sides) • Three-dimensional views • Other items that may be submitted: additional renderings, photos, narrative, or anything that further helps describe the project 2. Design Commission Recommendation Letter 3. Urban Design Guidelines Approval Letter 4. Great Streets Plan and Approval Letter 5. Austin Energy Green Building (AEGB) Letter of Intent 6. Executed Restrictive Covenant 7. Affordable Housing Certification Letter Please submit all materials in PDF format (no larger than 10 MB) to the appropriate Urban Design team contact: Sophia Benner, sophia.benner@austintexas.gov 8 S IGNATURES Signature of Owner, Applicant, or Authorized Agent Date Submitted 4 | Downtown Density Bonus Program A. DESIGN COMMISSION REQUESTDecember 23, 2025 W Martin Luther King Jr. Boulevard – Vicinity and Nearby Transit Facilities W Martin Luther King Jr. Boulevard – Nearby Open Space NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 " 0 - ' 6 1 " 0 - ' 4 1 ROOF 406' - 6" MECHANICAL 390' - 6" LEVEL 34 376' - 6" " 0 - ' 4 4 2 . P Y T ' " 0 - 1 1 T A S R O O L F 2 2 " 0 - ' 4 1 " 0 - ' 6 4 . P Y T " 0 - 1 1 ' " 6 - ' 8 4 . P Y T " 0 - 9 ' " 0 - ' 4 2 " 0 - ' 0 1 " 6 - ' 6 0 4 " 6 - ' 8 1 1 I G N N O Z U M D R E P . X A M 0 2 1 ' LEVEL 12 132' - 6" LEVEL 11 118' - 6" LEVEL 7 72' - 6" LEVEL 2 24' - 0" MECHANICAL RESIDENTIAL AMENITY - 6,390 RSF POOL DECK RESIDENTIAL - 9 UNITS - 8,892 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL - 11 UNITS - 10,682 RSF RESIDENTIAL & FITNESS - 8 UNITS - 3,750 RSF RESIDENTIAL - 19 UNITS - 18,795 RSF RESIDENTIAL - 19 UNITS - 18,795 RSF RESIDENTIAL - 19 UNITS - 18,795 RSF RESIDENTIAL & TERRACE - 13 UNITS - 12,485 RSF " 0 - ' 2 1 " 6 - ' 9 PARKING - 90 STALLS - 32,486 SF PARKING - 90 STALLS - 32,486 SF PARKING - 90 STALLS - 32,486 SF PARKING - 86 STALLS - 32,486 SF PARKING - 56 STALLS - 31,136 SF MECHANICAL CONDO AMENITY & POOL - 6,230 RSF CONDO - 5 UNITS - 8,262 RSF CONDO - 7 UNITS - 8,199 RSF CONDO - 7 UNITS - 8,199 RSF CONDO - 7 UNITS - 8,199 RSF CONDO - 7 UNITS - 8,199 RSF CONDO - 7 UNITS - 8,199 RSF CONDO - 7 UNITS - 8,199 RSF CONDO - 7 UNITS - 8,199 RSF CONDO - 7 UNITS - 8,199 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL - 15 KEYS - 8,025 RSF HOTEL SPA & FITNESS - 8,935 RSF HOTEL - 31 KEYS - 15,540 RSF HOTEL - 31 KEYS - 15,540 RSF CONFERENCE - 14,604 RSF CONFERENCE & POOL - 14,561 RSF SERVICE PARKING - 57 STALLS - 26,625 SF PARKING - 88 STALLS - 32,195 SF PARKING - 88 STALLS - 32,195 SF PARKING - 81 STALLS - 30,937 SF PARKING - 55 STALLS - 30,937 SF ROOF 433' - 6" MECHANICAL 417' - 6" LEVEL 36 403' - 6" LEVEL 27 298' - 6" " 0 - ' 6 1 " 0 - ' 4 1 " 0 - ' 5 0 1 . P Y T ' " 6 - 1 1 T A S R O O L F 9 " 0 - ' 5 6 1 . P Y T ' " 0 - 1 1 T A S R O O L F 5 1 " 6 - ' 3 3 4 " 0 - ' 4 1 " 0 - ' 8 1 " 0 - ' 2 1 " 6 - ' 9 " 0 - ' 0 2 W MARTIN LUTHER KING JR BLVD. LEVEL 12 133' - 6" LEVEL 11 119' - 6" LEVEL 9 97' - 6" LEVEL 7 65' - 6" LEVEL 2 17' - 0" LEVEL 1 -3' - 0" . P Y T " 0 - 1 1 ' . P Y T " 0 - 9 ' " 6 - ' 9 1 1 " 0 - ' 4 1 " 0 - ' 2 2 " 0 - ' 2 3 " 6 - ' 8 4 " 0 - ' 7 1 " 0 - ' 3 I G N N O Z U M D R E P . X A M 0 2 1 ' AVG. GRADE PLANE EL. 0'-0" = 533' LEVEL 1 0' - 0" W 18TH STREET RETAIL PUBLIC ALLEY SERVICE / BOH CONDO LOBBY HOTEL LOBBY 15' - 3" 118' - 9" 38' - 6" 51' - 6" 37' - 6" 36' - 0" 0 25' 50' 100' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces STACKING DIAGRAM - EAST ELEVATION 1/21/2026 YS-01 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 W MARTIN LUTHER KING JR BLVD. 49' - 6" 26' - 0" 53' - 6" 28' - 0" 100' - 0" TIFF'S TREATS 1,698 SF RESTAURANT 3,205 SF LOUNGE BAR ART SPACE 5,606 SF KITCHEN 1,355 SF FIRE COMM. TRASH ST.1 HOTEL LOBBY MAIL CONDO LOBBY MAIN ELEC. F F O P O R D / T E L A V PARKING ENTRY 8% SLOPE 16% SLOPE EM. ELEC. FIRE PUMP & DOMESTIC WATER PUMP DEMARC LOADING OFFICE LOADING AE VAULT AE VAULT PUBLIC ALLEY FIRE PUMP & DOMESTIC WATER PUMP DEMARC 16% SLOPE ART SPACE 5,093 SF ART SPACE 4,822 SF ST.3 8% SLOPE PARKING ENTRY RAMP LOADING AE VAULT MAIN ELEC. LOADING OFFICE EM. ELEC. TRASH FIRE COMM. MAIL LOBBY VALET / DROP OFF RETAIL 4,952 SF 42' - 11" 25' - 0" 74' - 6" 68' - 7" 43' - 9" W 18TH STREET DASHED LINE OF HOTEL MEZZANINE T E E R T S S E C E U N DASHED LINE OF RETAIL MEZZANINE " 0 - ' 0 1 " 0 - ' 6 3 " 6 - ' 7 3 " 6 - ' 1 5 " 6 - ' 8 3 " 9 - ' 8 1 1 " 3 - ' 5 1 T E E R T S E D N A R G O R I " 0 - ' 5 2 1 " 6 - ' 8 3 " 9 - ' 8 1 1 " 3 - ' 5 1 0 25' 50' 100' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces Ground Level 1/21/2026 YS-07 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 (NO SLOPE) HOTEL & CONDO PARKING ) E P O L S O N ( ST.2 ST.1 5% RAMP UP 5% RAMP UP ) E P O L S O N ( (NO SLOPE) RESIDENTIAL PARKING GENERATOR ON LEVELS 2 & 3 GENERATOR ON LEVELS 2 & 3 ST.3 ) E P O L S O N ( ) E P O L S O N ( LEVELS 2 - 6 LEVELS 2 - 6 0 25' 50' 100' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces Typical Parking 1/21/2026 YS-08 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 MAIN BALLROOM 9,841 SF TERRACE 9,488 SF TERRACE GARDEN 10,296 SF DOG SPA 1,415 SF POOL BAR & GRILLE 1,002 SF TRASH & LINEN CATERING KITCHEN 2,504 SF ELEC. JUNIOR BALLROOM 3,718 SF 1 BD 768 SF 1 BD 768 SF 2 BD 1,216 SF COWORKING 2,775 SF 1 BD 957 SF ELEC. STUDIO 578 SF 2 BD 1,358 SF 2 BD 1,123 SF 2 BD 1,120 SF 1 BD 768 SF STUDIO 576 SF STUDIO 576 SF 2 BD 1,280 SF 3 BD 1,398 SF LEVEL 7 LEVEL 7 0 25' 50' 100' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces North Amenity & South Residential / Amenity 1/21/2026 YS-09 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 BREAKOUT ROOMS 6,634 SF BOARDROOMS 2,000 SF TERRACE 1,588 SF BUSINESS CENTER 1,500 SF TRASH & LINEN MEDIUM FORMAT 3,907 SF ELEC. AMENITY 563 SF 2 BD 1,636 SF 2 BD 1,091 SF 2 BD 1,195 SF 1 BD 855 SF 1 BD 841 SF STUDIO 722 SF 1 BD 768 SF 1 BD 768 SF 2 BD 1,205 SF 1 BD 968 SF ELEC. STUDIO 578 SF 2 BD 1,395 SF 2 BD 1,120 SF 2 BD 1,120 SF 1 BD 768 SF STUDIO 576 SF STUDIO 576 SF 2 BD 1,280 SF 3 BD 1,334 SF LEVEL 8 LEVELS 8-10 0 25' 50' 100' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces North Conference & South Lower Residential 1/21/2026 YS-10 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 RM 866 SF RM RM RM RM RM RM RM RM RM RM RM RM RM RM RM 612 SF RM 617 SF RM RM RM RM RM RM RM TRASH & LINEN ELEC. RM 786 SF 2 . T S RM 1,172 SF RM 475 SF RM 475 SF RM 475 SF RM 475 SF RM 475 SF 2 BD 1,636 SF 2 BD 1,091 SF 2 BD 1,195 SF 1 BD 855 SF 1 BD 841 SF STUDIO 722 SF 1 BD 768 SF 1 BD 768 SF 2 BD 1,205 SF 1 BD 968 SF ELEC. STUDIO 578 SF 2 BD 1,395 SF 2 BD 1,120 SF 2 BD 1,120 SF 1 BD 768 SF STUDIO 576 SF STUDIO 576 SF 2 BD 1,280 SF 3 BD 1,334 SF LEVELS 9-10 LEVELS 8-10 0 25' 50' 100' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces North Lower Hotel & South Lower Residential 1/21/2026 YS-11 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 FITNESS 2,303 SF SPA & LOCKERS 2,887 SF PLANTED AREA TERRACE 1,227 SF TRASH AMENITY 1,079 SF ELEC. RECEPTION 662 SF 2 . T S SPECIALTY WELLNESS 2,004 SF 1 BD 855 SF 1 BD 841 SF STUDIO 722 SF 1 BD 768 SF 1 BD 768 SF 2 BD 1,205 SF 1 BD 968 SF ELEC. STUDIO 578 SF FITNESS TERRACE 1,121 SF FITNESS 3,750 SF PLANTED AREA LEVEL 11 LEVEL 11 0 25' 50' 100' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces North Amenity & South Amenity Yield Study 1/21/2026 YS-12 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 RM RM RM RM RM RM RM 632 SF RM 1,005 SF RM 805 SF TRASH & LINEN RM 475 SF RM 475 SF RM 475 SF RM 475 SF RM 475 SF ELEC. RM 786 SF 2 . T S 3 BD 1,690 SF 1 BD 768 SF 1 BD 768 SF 2 BD 1,200 SF STUDIO 759 SF 1 BD 968 SF ELEC. STUDIO 578 SF 2 BD 1,210 SF 1 BD 773 SF 1 BD 768 SF 2 BD 1,201 SF LEVELS 12-26 LEVELS 12-33 0 25' 50' 100' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces North Hotel & South Residential Typ. 1/21/2026 YS-13 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 UNIT 3BD 1,605 SF UNIT - 1BD 913 SF UNIT - 2 BD 1,570 SF TRASH UNIT - 2BD 1,110 SF E L B A T N E R E G A R O T S UNIT - 1BD 915 SF UNIT - 2BD 1,251 SF ELEC. UNIT - 1BD 834 SF 3 BD 1,690 SF 1 BD 768 SF 1 BD 768 SF 2 BD 1,200 SF STUDIO 759 SF 1 BD 968 SF ELEC. STUDIO 578 SF 2 BD 1,210 SF 1 BD 773 SF 1 BD 768 SF 2 BD 1,201 SF LEVELS 27-35 LEVELS 12-33 0 25' 50' 100' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces North Condo & South Residential Typ. 1/21/2026 YS-14 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 AMENITY 4,177 SF TRASH TERRACE 4,573 SF E L B A T N E R E G A R O T S ELEC. AMENITY 993 SF 2 . T S ROOFTOP TERRACE 4,545 SF CLUBHOUSE 6,390 SF LEVELS 36 LEVEL 34 0 25' 50' 100' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces North Condo Amenity & South Residential Amenity 1/21/2026 YS-15 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 " 0 - ' 6 1 " 0 - ' 4 1 ROOF 406' - 6" MECHANICAL 390' - 6" LEVEL 34 376' - 6" RAILING CURTAIN WALL SYSTEM BRICK CLADDING RAILING METAL CLADDING RETAIL MEZZANINE STOREFRONT SYSTEM LEVEL 12 132' - 6" LEVEL 11 118' - 6" LEVEL 7 72' - 6" LEVEL 2 24' - 0" AVG. GRADE PLANE EL. 0'-0" = 553' LEVEL 1 0' - 0" W 18TH STREET " 0 - ' 4 4 2 . P Y T ' " 0 - 1 1 T A S R O O L F 2 2 " 0 - ' 4 1 " 0 - ' 6 4 . P Y T " 0 - 1 1 ' " 6 - ' 8 4 . P Y T " 0 - 9 ' " 0 - ' 4 2 " 0 - ' 0 1 " 6 - ' 6 0 4 " 6 - ' 8 1 1 I G N N O Z U M D R E P . X A M 0 2 1 ' CANOPY 7'-0" GLASS WINDSCREEN ROOF 433' - 6" MECHANICAL 417' - 6" LEVEL 36 403' - 6" CURTAIN WALL SYSTEM SPANDREL LEVEL 27 298' - 6" LEVEL 12 133' - 6" LEVEL 11 119' - 6" LEVEL 9 97' - 6" LEVEL 7 65' - 6" LEVEL 2 17' - 0" LEVEL 1 -3' - 0" CURTAIN WALL SYSTEM BRICK FACADE STOREFRONT SYSTEM W MARTIN LUTHER KING JR BLVD. " 0 - ' 6 1 " 0 - ' 4 1 " 0 - ' 5 0 1 . P Y T ' " 6 - 1 1 T A S R O O L F 9 " 0 - ' 5 6 1 . P Y T ' " 0 - 1 1 T A S R O O L F 5 1 . P Y T " 0 - 1 1 ' . P Y T " 0 - 9 ' " 6 - ' 9 1 1 " 0 - ' 4 1 " 0 - ' 2 2 " 0 - ' 2 3 " 6 - ' 8 4 " 0 - ' 7 1 " 0 - ' 3 " 6 - ' 3 3 4 I G N N O Z U M D R E P . X A M 0 2 1 ' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces EAST ELEVATIONS 1/21/2026 YS-20 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 " 0 - ' 6 1 " 0 - ' 4 1 " 0 - ' 5 0 1 " 6 - ' 3 3 4 " 0 - ' 5 6 1 " 0 - ' 4 1 " 0 - ' 2 2 " 0 - ' 2 3 " 6 - ' 8 4 " 0 - ' 7 1 " 0 - ' 3 . P Y T ' " 6 - 1 1 T A S R O O L F 9 . P Y T ' " 0 - 1 1 T A S R O O L F 5 1 . P Y T " 0 - 9 ' CANOPY 7'-0" GLASS WINDSCREEN ROOF 403' - 6" MECHANICAL 403' - 6" LEVEL 36 403' - 6" CURTAIN WALL SYSTEM RAILING LEVEL 27 298' - 6" CURTAIN WALL SYSTEM DARKENED BRONZE FINS CURTAIN WALL SYSTEM BRICK FACADE HOTEL MEZZANINE AVG. GRADE PLANE EL. 0'-0" = 553' NUECES STREET LEVEL 12 133' - 6" LEVEL 11 119' - 6" LEVEL 9 97' - 6" LEVEL 7 65' - 6" LEVEL 2 17' - 0" LEVEL 1 -3' - 0" " 6 - ' 9 1 1 STOREFRONT SYSTEM I G N N O Z U M D R E P . X A M 0 2 1 ' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces NORTH ELEVATIONS 1/21/2026 YS-21 ROOF 433' - 6" MECHANICAL 417' - 6" LEVEL 36 403' - 6" CURTAIN WALL SYSTEM SPANDREL RAILING NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 " 0 - ' 6 1 " 0 - ' 4 1 " 0 - ' 5 0 1 . P Y T ' " 6 - 1 1 T A S R O O L F 9 " 0 - ' 5 6 1 . P Y T ' " 0 - 1 1 T A S R O O L F 5 1 . P Y T " 0 - 1 1 ' " 0 - ' 4 1 " 0 - ' 2 2 " 0 - ' 2 3 " 6 - ' 8 4 " 0 - ' 0 1 " 0 - ' 7 " 6 - ' 3 3 4 " 6 - ' 9 1 1 I G N N O Z U M D R E P . X A M 0 2 1 ' LEVEL 27 298' - 6" DARKENED BRONZE FINS LEVEL 12 133' - 6" LEVEL 11 119' - 6" LEVEL 9 97' - 6" LEVEL 7 65' - 6" LEVEL 2 17' - 0" LEVEL 1 7' - 0" CURTAIN WALL SYSTEM BRICK FACADE STOREFRONT SYSTEM W MARTIN LUTHER KING JR BLVD. ROOF 406' - 6" MECHANICAL 390' - 6" LEVEL 34 376' - 6" " 0 - ' 6 1 " 0 - ' 4 1 CURTAIN WALL SYSTEM BRICK CLADDING RAILING " 0 - ' 4 4 2 . P Y T ' " 0 - 1 1 T A S R O O L F 2 2 " 6 - ' 6 0 4 PUBLIC ALLEY STOREFRONT SYSTEM W 18TH STREET AVG. GRADE PLANE EL. 0'-0" = 553' LEVEL 12 132' - 6" LEVEL 11 118' - 6" LEVEL 7 72' - 6" LEVEL 2 24' - 0" LEVEL 1 0' - 0" . P Y T " 0 - 1 1 ' . P Y T " 0 - 9 ' " 6 - ' 8 1 1 " 0 - ' 4 1 " 0 - ' 6 4 " 6 - ' 8 4 " 0 - ' 4 1 " 0 - ' 0 1 I G N N O Z U M D R E P . X A M 0 2 1 ' © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces WEST ELEVATIONS 1/21/2026 YS-22 NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION. Registrant's Name: Lisa M. Biel, Texas Registration Number: 20588 " 6 - ' 8 1 1 I G N N O Z U M D R E P . X A M 0 2 1 ' RIO GRANDE STREET " 0 - ' 0 1 ROOF 406' - 6" MECHANICAL 390' - 6" LEVEL 34 376' - 6" " 0 - ' 6 1 " 0 - ' 4 1 CURTAIN WALL SYSTEM BRICK CLADDING RAILING " 0 - ' 4 4 2 . P Y T ' " 0 - 1 1 T A S R O O L F 2 2 " 6 - ' 6 0 4 " 0 - ' 4 1 " 0 - ' 6 4 . P Y T " 0 - 1 1 ' " 6 - ' 8 4 . P Y T " 0 - 9 ' " 0 - ' 4 2 " 0 - ' 0 1 LEVEL 12 132' - 6" LEVEL 11 118' - 6" LEVEL 7 72' - 6" LEVEL 2 24' - 0" STOREFRONT SYSTEM RETAIL MEZZANINE AVG. GRADE PLANE EL. 0'-0" = 553' NUECES STREET LEVEL 1 0' - 0" © 2025, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces SOUTH ELEVATIONS 1/21/2026 YS-23 MLK & Nueces - South Tower - Residential This yield study is for the purpose of generally identifying the development potential for the subject site. Any layouts, square footages, parking yields, or other metrics presented here are approximate and conceptual in nature and are STG Design’s professional opinion at the time the study was performed. STG Design makes no warranties, representations, or guarantees that the indicated development parameters will be met for the property. STG Design 1/21/2026 Level Use Elevation Floor to Floor Gross SF FAR SF Resident RSF Units Amenity Retail Common & Service Art Studio Parking Total Stalls Outdoor Roof Mech 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 36 * Mechanical Residential Pool Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential & Fitness Residential Residential Residential Residential & Dog Park Parking Parking Parking Parking Parking Lobby / Retail / Mezzanine Total 406'-6" 390'-6" 376'-6" 363'-6" 352'-6" 341'-6" 330'-6" 319'-6" 308'-6" 297'-6" 286'-6" 275'-6" 264'-6" 253'-6" 242'-6" 231'-6" 220'-6" 209'-6" 198'-6" 187'-6" 176'-6" 165'-6" 154'-6" 143'-6" 132'-6" 118'-6" 106'-6" 95'-6" 84'-6" 72'-6" 60'-6" 51'-6" 42'-6" 33'-6" 24'-0" 0'-0" 16.00' 14.00' 13.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 14.00' 12.00' 11.00' 11.00' 12.00' 12.00' 9.00' 9.00' 9.00' 9.50' 24.00' 406.50' - 3,000 8,263 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 12,807 22,105 22,105 22,105 19,561 33,750 33,750 33,750 33,750 33,750 29,538 589,988 * - 3,000 7,828 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 12,372 21,670 21,670 21,670 19,126 1,264 1,264 1,264 1,264 2,614 26,311 413,501 - - - 8,892 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 10,682 6,704 18,795 18,795 18,795 12,485 - - - - - - 308,788 - - - 9 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 8 19 19 19 13 - - - - - - 318 * * * * * - - 6,390 - - - - - - - - - - - - - - - - - - - - - - 3,750 - - - 4,190 - - - - - 2,992 17,322 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 4,952 4,952 - 3,000 1,438 3,480 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,690 1,918 2,875 2,875 2,875 2,451 1,264 1,264 1,264 1,264 2,614 8,452 72,524 MAX FAR: 416,350 * Assumes pool mech below pool, Level 33 (2 fewer units) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 9,915 9,915 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 32,486 32,486 32,486 32,486 31,136 3,227 164,307 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 90 90 90 86 56 - 412 - 4,545 - - - - - - - - - - - - - - - - - - - - - - 1,121 - - - 10,296 - - - - - 7,516 23,478 City of Austin is considering adding the above ground Parking garage area in the FAR calculation - check current FLOOR AREA RATIO (FAR) means the ratio of gross floor area to gross site area. GROSS FLOOR AREA (FAR SF) means the total enclosed area of all floors in a building with clear height of more than six feet, measured to the outside surface of the exterior walls. The term includes loading docks and excludes atria airspace, parking facilities, driveways, and enclosed loading berths NOTE: On all levels except for Level 1, elevator shafts including the structural shear walls have been removed from FAR calculation. MLK & Nueces - North Tower - Hotel & Condo This yield study is for the purpose of generally identifying the development potential for the subject site. Any layouts, square footages, parking yields, or other metrics presented here are approximate and conceptual in nature and are STG Design’s professional opinion at the time the study was performed. STG Design makes no warranties, representations, or guarantees that the indicated development parameters will be met for the property. STG Design 1/21/2026 Level Use Elevation Floor to Floor Gross SF FAR SF Hotel RSF Keys Hotel Amenity Condo RSF Units Condo Amenity Balconies Retail Common & Service Art Space Parking Total Stalls Outdoor Roof 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 37 * Mechanical Condo Amenity Condo Condo Condo Condo Condo Condo Condo Condo Condo Hotel Hotel Hotel Hotel Hotel Hotel Hotel Hotel Hotel Hotel Hotel Hotel Hotel Hotel Hotel Hotel Spa & Fitness Hotel Hotel Conference Conference & Pool Deck Parking / Hotel Maintenance Parking Parking Parking Parking Lobby / Retail / Mezzanine Total 433'-6" 417'-6" 403'-6" 390'-6" 379'-0" 367'-6" 356'-0" 344'-6" 333'-0" 321'-6" 310'-0" 298'-6" 287'-6" 276'-6" 265'-6" 254'-6" 243'-6" 232'-6" 221'-6" 210'-6" 199'-6" 188'-6" 177'-6" 166'-6" 155'-6" 144'-6" 133'-6" 119'-6" 108'-6" 97'-6" 83'-6" 65'-6" 53'-6" 44'-6" 35'-6" 26'-6" 17'-0" 0'-0" - 16.00' 14.00' 13.00' 11.50' 11.50' 11.50' 11.50' 11.50' 11.50' 11.50' 11.50' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 11.00' 14.00' 11.00' 11.00' 14.00' 18.00' 12.00' 9.00' 9.00' 9.00' 9.50' 17.00' 433.50' - 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 11,995 20,685 20,685 19,096 20,685 33,625 33,625 33,625 33,625 33,625 32,425 605,566 - 1,680 11,435 11,435 11,435 11,435 11,435 11,435 11,435 11,435 11,150 11,150 11,150 11,150 11,150 11,150 11,150 11,150 11,150 11,150 11,150 11,150 11,150 11,150 11,150 11,150 11,150 11,150 19,840 19,840 18,251 19,840 7,000 1,430 1,430 2,688 2,688 30,279 417,146 * * * * * - - - - - - - - - - - - 8,025 8,025 8,025 8,025 8,025 8,025 8,025 8,025 8,025 8,025 8,025 8,025 8,025 8,025 8,025 - 15,540 15,540 - - - - - - - - 151,455 - - - - - - - - - - - - 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 - 31 31 - - - - - - - - 287 - - - - - - - - - - - - - - - - - - - - - - - - - - - 8,935 - - 14,604 14,561 - - - - - 6,512 44,612 - - - 8,262 8,199 8,199 8,199 8,199 8,199 8,199 8,199 8,199 - - - - - - - - - - - - - - - - - - - - - - - - - - 73,850 - - - 5 7 7 7 7 7 7 7 7 - - - - - - - - - - - - - - - - - - - - - - - - - - 61 - - 6,230 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 1,391 7,621 - - - 491 578 578 578 578 578 578 578 578 - - - - - - - - - - - - - - - - - - - - - - - - - - 5,111 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 4,903 4,903 * * - 1,680 5,205 3,173 3,237 3,237 3,237 3,237 3,237 3,237 2,952 2,952 3,125 3,125 3,125 3,125 3,125 3,125 3,125 3,125 3,125 3,125 3,125 3,125 3,125 3,125 3,125 2,215 4,300 4,300 3,647 5,279 7,000 1,430 1,430 2,688 2,688 11,867 129,099 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 5,606 5,606 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 26,625 32,195 32,195 30,937 30,937 2,509 155,398 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 57 88 88 81 55 - 369 - - 3,534 - - - - - - - - - - - - - - - - - - - - - - - - 1,840 - - 1,588 9,488 - - - - - - 16,450 MAX FAR: 418,290 * Assumes hotel elevator overrun & EMR at first two condo levels City of Austin is considering adding the above ground Parking garage area in the FAR calculation - check current Land Development Codes for FAR definition. FLOOR AREA RATIO (FAR) means the ratio of gross floor area to gross site area. GROSS FLOOR AREA (FAR SF) means the total enclosed area of all floors in a building with clear height of more than six feet, measured to the outside surface of the exterior walls. The term includes loading docks and excludes atria airspace, parking facilities, driveways, and enclosed loading berths and off-street manuevering areas. NOTE: On all levels except for Level 1, elevator shafts including the structural shear walls have been removed from FAR calculation. WOOD AT PUBLIC REALM ACCENT METAL ACCENT METAL DARK METAL FINS AND TRIM AT CURTAIN WALL STONE PAVERS BRICK GLAZED PORCELAIN TILE © 2022, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces Material Palette - North Tower 1/21/2026 YS-24 WOOD AT PUBLIC REALM ACCENT METAL ACCENT METAL STEEL CLADDING STONE PAVERS BRICK GLAZED PORCELAIN TILE © 2022, STG Design, Inc. ALL RIGHTS RESERVED stgdesign.com FOR REFERENCE ONLY MLK & Nueces Material Palette - South Tower 1/21/2026 YS-25 L A N D S C A P E A R C H I T E C T U R E MLK & Nuecesconceptual designJanuary 21, 2026Concept Diagram The information shown is based on the best information available and is subject to change without notice.MLK & Nueces01.21.2026CONTENTS• OVERALL CONTEXT PLAN• OVERALL TECHNICAL PLAN - COA GREAT STREETS COMPLIANCE• ENLARGEMENT TECHNICAL PLAN (NORTH) • ENLARGEMENT TECHNICAL PLAN (SOUTH)• ILLUSTRATIVE OVERALL SITE PLAN• ILLUSTRATIVE OVERALL SITE PLAN - ACTIVATED• ILLUSTRATIVE OVERALL SITE PLAN - ACTIVATED + ALLEY ACTIVATION• COA AND DAA INTEREST AND HISTORY ACTIVATING AN ALLEY• ILLUSTRATIVE RENDER OF ALLEY ACTIVATION, FARMER’S MARKET