05. W. Martin Luther King Jr. Boulevard & Nueces Street Presentation — original pdf

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W. Martin Luther King Jr. Boulevard and Nueces Street Design Commission January 26, 2026 1 Neighborhood Context 2 Current Zoning and Use • • Zoning Application #1: • CS (General Commercial Services) and CS-MU (General Commercial Services – Mixed Use) to DMU-CO (Downtown Mixed Use – Conditional Overlay) Zoning Application #2: • GO (General Office) and DMU-CO (Downtown Mixed Use – Conditional Overlay) to DMU-CO (Downtown Mixed Use – Conditional Overlay) • Surrounded by DMU, ETOD, UNO overlay districts • Currently used as retail buildings and multifamily residences 3 Project Compliance 1. Compliance with LDC §25-2-586 (C)(1)(b): Compliance with Great Streets Standards 2. Compliance with LDC §25-2-586 (C)(1)(c): Minimum Austin Energy Green Building 2-Star Rating 3. Compliance with LDC §25-2-586 (C)(1)(a): Substantial Compliance with Urban Design Guidelines 4. Review Community Benefits Calculation Austin Energy Green Building 3-Star Rating Affordable Housing Fee-in-lieu 4 Downtown Density Bonus Location 5 Downtown Density Bonus Location 66 Site & Project Facts Address: Boulevard, Lot Size: 601, 607, 611, 615, 619 W Martin Luther King Jr 1801 and 1809 Rio Grande Street, 1800, 1802, 1806 Nueces Street and 602, 604 W 18th Street 41,829 SF (North Tower) 41,309 SF (South Tower) DMU Zoning Entitled Height: 120’ Proposed Height: 433’-6” (North Tower) 406’-6” (South Tower) DMU Zoning Entitled FAR: 5:1 Requested DDBP FAR: Overall Site FAR Average: 20:1 10:1 7 8 Southwest Corner Pocket Park Areas for Improvement: • • • • AW.4 Buffer Neighborhood Edges. PZ.2 Contribute to an Open Space Network PZ.4 Incorporate Open Space into Residential Development PZ. 12 Use Plants to Enliven Urban Spaces 9 Northeast Entry Areas for Improvement: • • • • PS.1 Protect the Pedestrian Where the Building Meets the Street. PS.4 Reinforce Pedestrian activity B. 3 Accentuate Primary Entrances B. 7 Create Buildings with Human Scale 10 Southwest Entry Areas for Improvement: • • • • PS.1 Protect the Pedestrian Where the Building Meets the Street. PS.4 Reinforce Pedestrian activity B. 3 Accentuate Primary Entrances B. 7 Create Buildings with Human Scale 11 Southeast Entry Areas for Improvement: • • • • PS.1 Protect the Pedestrian Where the Building Meets the Street. PS.4 Reinforce Pedestrian activity B. 3 Accentuate Primary Entrances B. 7 Create Buildings with Human Scale 12 Alley at Nueces Areas for Improvement: • • • • PS.6 Enhance the Streetscape PS. 7 Avoid Conflicts between Pedestrians and Utility Equipment PS. 13 Install Pedestrian-Friendly Materials at Street Level PZ. 12 Use Plants to Enliven Urban Spaces 13 Lighting – Northeast Entry at Dusk Areas for Improvement: • • PS. 9 Provide Pedestrian-Scaled Lighting PZ. 15 Increase Safety in Plazas through Wayfinding, Lighting & Visibility 14 Landscape Lighting Areas for Improvement: • • PS. 9 Provide Pedestrian-Scaled Lighting PZ. 15 Increase Safety in Plazas through Wayfinding, Lighting & Visibility 15 Material Palette – North Tower 16 Material Palette – South Tower 17 Stacking Diagram – East Elevation 18 Stacking Diagram – Lower Floors 19 East Elevation 20 North Elevation 21 West Elevation 22 South Elevation 23 Ground Level Commercial Space 24 Ground Level Commercial Space - Northwest 25 Ground Level Commercial Space - Northeast 26 Ground Level Commercial Space - Southwest 27 Ground Level Commercial Space - Southeast 28 North Tower Circulation 29 South Tower Circulation 30 Landscape Site Plan - Northwest 31 Landscape Site Plan - Northeast 32 Landscape Site Plan - Southwest 33 Landscape Site Plan - Southeast 34 Illustrative Landscape Site Plan - North 35 Illustrative Landscape Site Plan - South 36 Site Plan Activated – Daily North 37 Site Plan Activated – Daily South 38 Site Plan Activated – Alley Event 39 Alley Activation 40 View from the North 41 View from the South 42 Community Benefit Bonus Area By-right DMU Floor-to-Area Ratio – Up to 5:1 DDBP Community Benefits Compliance – 5:1 to 20:1 NORTH • AEGB 3-Star Rating SOUTH • AEGB 3-Star Rating • LDC § 25-2-586 (e)(8) • 25% of Community Benefit • LDC § 25-2-586 (e)(8) • 25% of Community Benefit • Development Bonus Fee For Affordable • Development Bonus Fee For Affordable Housing - Commercial Housing - Residential • LDC § 25-2-586 (e)(1)(iii) • 54% of Community Benefit • Total = Approx. $1,345,742 • Development Bonus Fee For Affordable Housing - Residential • 21% of Community Benefit • Total = Approx. $429,835 North Tower Fee-in-lieu = Approx. $1,775,578 • LDC § 25-2-586 (e)(1)(iii) • 75% of Community Benefit • Total = Approx. $1,529,868 South Tower Fee-in-lieu = Approx. $1,529,868 5:1 to 20:1 Up to 5:1 Total Fee-in-lieu = Approx. $3,305,446 43 AEGB 3-Star Rating • Development designed to achieve AEGB 3-Star Rating, exceeding the Gatekeeper 2-star requirements 44 Request We respectfully request that this project be reviewed for substantial compliance with the Urban Design Guidelines by the City of Austin Design Commission in order to qualify for the Downtown Density Bonus Program. 45 46 Urban Design Guidelines 47 Area Wide Guidelines AW.1 Create dense development AW.2 Create mixed-use development 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 misinterpretations 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 environments AW.11 Recycle existing building stock     N/A      No 48 Public Streetscape Guidelines PS.1 PS.2 PS.3 PS.4 PS.5 PS.6 PS.7 PS.8 PS.9 PS.10 PS.11 PS.12 PS.13 Protect the pedestrian where the building meets the street Minimize curb cuts Create the potential for two-way streets Reinforce pedestrian activity Enhance key transit stops Enhance the streetscape Avoid conflicts between pedestrian and utility equipment Install street trees Provide pedestrian-scaled lighting Provide protection from cars/promote curbside parking Screen mechanical and utility equipment Provide generous street-level windows Install pedestrian-friendly materials at street level              49 Plazas and Open Space Guidelines - 1 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 PZ.5 Develop green roofs PZ.6 Provide plazas in high use areas PZ.7 Determine plaza function, size, and activity PZ.8 Respond to the microclimate in plaza design N/A  N/A  N/A N/A N/A N/A 50 Plazas and Open Space Guidelines - 2 PZ.9 Consider views, circulation, boundaries, and subspaces 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, and visibility PZ.16 Consider plaza operations and maintenance N/A N/A N/A  N/A N/A N/A N/A 51 Building Guidelines B.1 Build to the street B.2 Provide multi-tenant, pedestrian-oriented, development at the street level B.3 B.4 B.5 B.6 B.7 Accentuate primary entrances Encourage the inclusion of local character Control on-site parking Create quality construction Create buildings with human scale        52 53