20250604-002: 500 South Congress PUD Staff Report Compressed — original pdf

Backup

ITEM FOR ENVIRONMENTAL COMMISSION AGENDA COMMISSION MEETING DATE: June 4th, 2025 NAME & NUMBER OF PROJECT: NAME OF APPLICANT OR ORGANIZATION: 500 S Congress, C814-2024-0001 Armbrust & Brown, L.L.P (Amanda Hendrix) LOCATION: 500 S Congress, Austin, TX 78704 COUNCIL DISTRICT: 9 ENVIRONMENTAL REVIEW STAFF: WATERSHED: Sean Watson, Environmental Program Coordinator, (512) 963- 2167, Sean.Watson@austintexas.gov; Leslie Lilly, Environmental Conservation Program Manager, (512) 535-8914, Leslie.lilly@austintexas.gov East Bouldin Creek and Lady Bird Lake Watersheds, Urban Watershed REQUEST: Planned Unit Development Zoning STAFF RECOMMENDATION Staff recommended with conditions. STAFF CONDITION: Development associated with C814-2024-0001, located at 500 S. Congress Ave, shall comply with the following requirements a. Section 25-8-63(C)(12) (Impervious Cover Calculations) as modified by the PUD b. Section 25-8-261 (Critical Water Quality Zone Development) as modified by the PUD c. Section 25-8-213(C) (Water Quality Control Standards) as modified by the PUD d. Comply with the City of Austin’s Green Building Program for a 2-star rating. e. Comply with the most current AEGB Light Pollution Reduction criteria available at the time of site plan f. Comply with the most current AEGB Bird Collision Deterrence criteria available at the time of site plan g. Provide water quality treatment with rainwater harvesting cisterns and rain gardens. h. Reduce site impervious cover by 5% i. Remove 8000 sqft of concrete from the CWQZ, reducing the existing impervious cover in the CWQZ from 48.2% to 20.7% j. Use natural channel design techniques as described in the DCM to enhance East Bouldin Creek k. Restore 23,000 sqft of riparian area in East Bouldin Creek by improving the site’s Functional Assessment of Floodplain Health score from “poor” or “fair” to “good” or better using both Zone 2 and Zone 3 assessments l. All riparian restoration plantings will exceed density and diversity code requirements by at least 20%, based on COA ECM 609s criteria. m. Include a minimum of 20 native plant species that attract pollinators and/or provide bird habitat n. Preserve all heritage trees; preserves 75% of the caliper inches associated with native protected size trees; and preserves 75% of all of the native caliper inches. o. Tree plantings use Central Texas seed stock native and with adequate soil volume p. Utilized rainwater harvesting to irrigate no less than 50% of the landscape areas. q. Provide an Integrated Pest Management plan and Natural Areas Management Plan at time of site plan r. Extend purple pipe (reclaimed water) to the property from the nearest available point s. provide a 500 sf of vertical green wall located within the public realm in an area that receives greater than 4 hours of sunlight and will either be a vine and mesh or living wall system t. Provide environmental signage and wayfinding that for the following environmental superior elements: Water Quality and Riparian Restoration, Tree Preservation and Relocation, Biofiltration Areas, and Pollinator Plantings u. Participate in the Carbon Impact Statement pilot project and commits to a minimum of 10 points v. Provide electric vehicle charging stations for a minimum of 5% of provided parking w. Commit to achieving a minimum LEED rating of “Silver” for residential buildings and “Gold” for commercial office buildings x. Pursue sustainable SITES certification to create a landscape that meets the highest standards in landscape sustainability ZONING CHANGE REVIEW SHEET CASE: C814-2024-0001 (500 South Congress PUD) DISTRICT: 9 ADDRESS: 400, 500 and 510 South Congress Avenue, 407 ½ Haywood Avenue and 105 West Riverside Drive ZONING FROM: CS-1-NP, CS-1-V-NP TO: PUD-NP SITE AREA: 6.4856 acres PROPERTY OWNER: 500 South Congress Owner LLC (Michael Iannacone, Executive Vice President), Riverside Partners SW, LLC (Scott W. Broaddus, Jr., President) AGENT: Armbrust & Brown, PLLC (Richard T. Suttle Jr.) CASE MANAGER: Sherri Sirwaitis PHONE: 512-974-3057 sherri.sirwaitis@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to approve the 500 South Congress Planned Unit Development (PUD) subject to the following conditions: 1. The conditions of the PUD shall be established in the proposed Land Use Plan that includes a breakdown of the planning site area, exhibit of the surrounding tract uses and acreages, the Site Development Regulations, Permitted Uses, Conditional Uses and Prohibited Uses Tables, proposed maximum Land Use Summary Table and Land Use Notes. 2. The PUD shall comply with the following Environmental staff recommendations: a) The 21% IC proposed in Open Space in the CWQZ should be added as a note to the PUD instead of a code modification. b) Comply with Notes listed on the Environmental Superiority Exhibit. 3. The PUD shall comply with the following Housing Department staff conditions: Prior to issuance of a final certificate of occupancy for each building, the applicant will be required to pay $9.00 per square foot of bonus area above the baseline FAR of 2:1. The City can use all or a portion of the fee in exchange for onsite affordable units at a rate of $591.00 per square foot. Any such on-site affordable units will be required to be affordable at 60% MFI for a period of 40 years and in compliance with Chapter 4-18, Article 2, Density Bonus and Incentive Program requirements. C814-2024-0001 Page 2 4. Austin Fire Department requests a dedicated space for a Public Safety Station within the 500 South Congress PUD and are requiring the following to be provided by the developer: 9,000 to 11,000 square feet unfinished space within the level of discharge ("ground floor") and floor above, with a private convenience stair, adequate space for 2-3 apparatus bays and appropriate apron for fire/EMS apparatus, and an entrance/egress on a major roadway. Final selection of the location must be approved by the Austin Fire Department, Austin-Travis County EMS, and the Developer, with a lease executed or the space conveyed prior to 55% of certificates of occupancy for the development having been issued. 5. The PUD shall comply with the Notes approved by the Parks and Recreation staff that are listed on the Conceptual Open Space Plan. 6. Austin Water proposes the following language to be included in the 500 South Congress PUD ordinance: The 500 South Congress PUD shall install reclaimed distribution piping along the right-of-way aligned with the project frontage along West Riverside terminating at the intersection of South Congress and West Riverside. 7. The development of the PUD site will be subject to the TIA memorandum from the Transportation and Public Works Department (TPW). 1. The PUD will adhere to the back of curb streetscape improvements as illustrated by the street cross section exhibits. These include sidewalk, planting zones and protected bicycle facilities. 2. TPW has agreed to waive ROW dedication requirement for ASMP Barton Springs Rd.- Congress Ave. Connector. The development will dedicate the internal driveway as a permanent (public) access easement, allowing for pedestrian, bicycle and vehicular traffic. 3. Gated roadways are prohibited. Unaddressed PUD comments: 4. Outstanding: TPW requests that a note be added stating that if any surface level parking is provided, then ADA parking shall also be provided. 5. Outstanding: “Permanent Access Easement” designation must be added to street cross sections in lieu of “sidewalk easement.” 6. Outstanding: Additional ROW and permanent access easements are required for S. Congress Avenue in accordance with the ASMP. 70’ from existing centerline is required. PARKS AND RECREATION BOARD: May 19, 2025: Approved staff's recommendation. SMALL AREA PLANNING JOINT COMMITTEE ACTION/RECOMMENDATION: June 4, 2025 C814-2024-0001 Page 3 SOUTH CENTRAL WATERFRONT ADVISORY BOARD ACTION: May 19, 2025 ENVIRONMENTAL COMMISSION RECOMMENDATION: June 4, 2025 PLANNING COMMISSION RECOMMENDATION: April 22, 2025: Granted the staff’s request for an indefinite postponement (13-0). CITY COUNCIL ACTION: ORDINANCE NUMBER: C814-2024-0001 ISSUES: Page 4 The applicant has requested that this case be scheduled for public hearings citing LDC Section 25-2-282(E) (see Applicant’s Letter Requesting Scheduling for Land Use Commission – Exhibit V). Per the Code: • The PUD must be reviewed by the Environmental Commission. Subsections (I)(11) and (M) of code section 2-1-144 require PUDs to go to this commission before Planning Commission. • The PUD must also go to the South Central Waterfront Advisory Board. This requirement is noted in Subsection (F) of 2-1-172. • Because this PUD is located within the Waterfront Overlay (WO) combining district, we must also request a recommendation from the Small Area Planning Joint Committee of the Planning Commission. This requirement is noted in Sections 25-2- 715 and 25-2-282. CASE MANAGER COMMENTS: The applicant has submitted a development assessment for a 6.48 acre mixed use project generally located southwest corner of West Riverside Drive and South Congress Avenue (see Case Map – Exhibit A). The proposed PUD consists of a mixed-use development of approximately 950 residential units, 225 key hotel, 600,000 square feet of office, 20,00 square feet of restaurant uses 90,000 square feet of retail uses and a 25,000 square foot grocery store/food sales use. The majority of the parking for the development will be achieved through a below grade parking structures (see Application Summary Letter – Exhibit C). The property in question is currently developed with a two-story office structure (105 Riverside Drive), a multifamily use (South Congress Square Apartments), a restaurant (Ego’s) and five story office building (510 South Congress Avenue) that are zoned CS-1-NP and CS-1-V-NP. It is designated as “Mixed Use” on the Future Land Use Map (FLUM) in the Bouldin Creek Neighborhood Plan that was adopted on May 23, 2002. This site is adjacent to an office use to the north (Austin Trust Company) and office and commercial uses to the east (Chevron Service Station/Woody’s Food Mart, 515 S Congress: Wells Fargo Bank, Freebirds World Burrito, Bennu Coffee, Sweet Tooth Dental, IVitamin Hydration Therapy, Enlightened Baby, DCI Engineers) that are zoned CS-1-V-NP. There is a vacant restaurant use (former Threadgill’s) and a thirteen-story office structure to the west (One Texas Center) that are zoned CS-1-V-NP and P-NP respectively. To the south, there is East Bouldin Creek and a civic use (Texas State School for the Deaf) that is unzoned (UNZ). The property is located within the Lady Bird Lake and East Bouldin Creek Watersheds, which are classified as Urban Watersheds, and is part of the South Central Waterfront District. The proposed PUD is in an area that includes the 100-year floodplain and Critical Water Quality Zone (see Existing Conditions-H and Land Use Plan – Exhibit I). According to the Applicant’s Submittal Letter, the proposed PUD will improve pedestrian connectivity C814-2024-0001 Page 5 across and along the property by providing an elevated boardwalk and trails along East Bouldin Creek to create a connection between South First Avenue and South Congress Avenue as envisioned under the South Central Waterfront Vision Framework Plan (SCWFP). Therefore, the PUD proposes to remove existing impervious cover and improvements from the Critical Water Quality Zone and floodplain and incorporate several environmental /ecological enhancements throughout the property (please see the Tier One and Tier Two Superiority Chart – Exhibit D and Code Comparison Chart - Exhibit F). In the South Central Waterfront Regulating Plan, the Figure 1: Regulating Plan Height Map calls for this property to have a maximum height of 200 feet. However, per City Council Resolution No. 20220915-090, the Long Range Planning division in the Planning Department has been directed to revise the South Central Waterfront Regulating Plan and the accompanying South Central Waterfront Vision Framework Plan ("Vision Plan"). According to the staff, the Regulating Plan will now be known as the South Central Waterfront Combining District and Density Bonus Program and has evolved significantly and is based on the Downtown Density Bonus Program. The proposed changes no longer include maximum building heights. Instead, there are recommendations concerning Floor-to-Area (FAR) limits. In the staff’s recommendation for the proposed changes to the regulating plan and the accompanying South Central Waterfront Vision Framework Plan, this property is located within Subdistrict 4 and the staff’s recommendation is for no maximum height limit and a maximum FAR of 24:1. Please note that these changes were postponed indefinitely by the City Council on September 12, 2024. In the PUD Application Summary Letter (Exhibit C), the applicant states that they are seeking CS-1, Commercial-Liquor Sales District, as the baseline zoning district for the PUD. The applicant has listed the proposed site development standards and permitted, conditional and prohibited uses for the PUD on the Sheet 4, General Notes, of the Land Use Plan (please see Land Use Plan - Exhibit I ). Of note, the applicant is requesting a maximum building height of 6 5 0 f e e t i n A r e a 1 a n d t h e r e m a i n d e r o f t h e s i t e w i l l b e l i m i t e d t o a m a x i m u m h e i g h t o f 5 0 0 f e e t k n o w a s A r e a 2 . T h e maximum floor-to-area (FAR) of 2 4:1 and the maximum impervious cover and building coverage is 90%. The PUD proposes 0-ft setbacks along all property lines. In addition, the PUD proposes to maintain an average 50-ft primary setback parallel the secondary setback line. the centerline of East Bouldin Creek and to remove to The envisioned PUD proposal will seek twenty-nine modifications from the Land Development Code requirements (see Proposed Code Modifications Table – Exhibit E). The applicant has demonstrated in the submittal materials that the project will meet all of the applicable Tier One PUD development standards, Tier One Additional Requirements and offer elements of superiority in ten Tier 2 categories (Open Space/Parkland; Environmental/ Drainage; Great Streets; Community Amenities; Transportation; Building Design; Parking Structure Frontage; Development Bonus; Accessibility; Local Small Business). Therefore, they have stated that the proposed PUD will result in a superior development to that which could be developed under conventional zoning standards (please see the Tier One and Tier Two Superiority Chart – Exhibit D). Examples of proposed superiority include providing for C814-2024-0001 Page 6 open space that is 10% above the minimum requirements that will result in a minimum of 100 linear feet of trail along East Bouldin Creek, a trail entrance to the development off of South Congress Avenue to bring users into the development through the open space and along the restored creek, a minimum of 5,000 sq. ft. of landscaping at ground level, a minimum of 1,000 linear feet of internal sidewalks, a minimum of 300 linear feet of bike paths and a minimum of 2,000 sq. ft. of recreational courts and play spaces. In addition, the PUD will provide 100% of the required water quality volume onsite with at least 50% of water quality volume to be treated using green water quality controls among those described in the ECM, a reduction in maximum permitted impervious cover by 5%, rainwater harvesting, stormwater runoff from impervious surfaces that will be directed to landscaped areas equal to or greater than the required landscape area (min 20% site area), use of Integrated Pest Management (IPM) controls, incorporation public art, 5,000 square feet of commercial space to be provided for local businesses or non-profits for lease at an affordable rate for a period of 25 years, incorporation of electric charging stations within the parking garage for use by tenants and visitors of the development, participation in the Carbon Impact Statement pilot project, comply with the most current AEGB Light Pollution Reduction criteria available, creation of a habitat for local bees and other pollinators by using native plants in the development, a 500 square foot vertical green wall to reduce the urban heat island effect, improvements through riparian restoration to both the north and south sides of the creek and the utilization of environmental signage and wayfinding. The PUD is also contemplating a 0.54 score using the Draft COA Functional Green Scoring System and the PUD will achieve a minimum of LEED Silver rating for residential buildings and LEED Gold for commercial office buildings. The applicant has stated that the PUD will attempt to be the first project in the United States to pursue a “Sustainable Sites (SITES) Pre- Certification”, targeting a minimum Silver rating. BASIS OF RECOMMENDATION 1. The proposed zoning should be consistent with the purpose statement of the district sought. The Planned Unit Development (PUD) zoning district is intended for large or complex developments under unified control, planned as a single contiguous project. The PUD is intended to allow single or multi-use projects within its boundaries and provides greater design flexibility for development proposed within the PUD. Use of the PUD district should result in development superior to that which would occur using conventional zoning and subdivision regulations. PUD zoning is appropriate if the development enhances preservation of the natural environment; encourages high quality development and innovative design and ensures adequate public facilities and services for development within the PUD. C814-2024-0001 Page 7 2. Zoning changes should result in a balance of land uses, provide an orderly and compatible relationship among land uses and incorporate environmental protection measures. The proposed PUD zoning will permit a high-quality mixed-use development with residential, hotel, office, restaurant/retail uses and a grocery store/food sales use that will provide for housing, services and employment opportunities in an area that has been identified as a designated Regional Center (South Central Waterfront) by the Growth Concept Map in the Imagine Austin Comprehensive Plan. The staff recommends PUD zoning based on the following factors: additional accessibility features, superior building design options, provision for community amenities including public recreation zones, urban spaces and a rejuvenated trail/boardwalk along East Bouldin Creek, participation in the Development Bonus for affordability, environmental/water quality superiority, compliance with Great Street regulations, support of local small business by providing a commercial space for lease, exceeding open space requirements, improving connectivity though significant improvements for pedestrian and bicycle activity, developing a parking structure designed for pedestrian oriented uses and numerous other superiority elements specific to this project as listed in the text of this report below. 3. Zoning should allow for reasonable use of the property. The proposed PUD zoning will enable the applicant utilize this property to construct a higher density mixed use development on a property with access to two designated Core Transit Corridors, Congress Avenue and East Riverside Drive. The proposed PUD will provide a development that is superior and will enhance upon the guiding principles outlined in the current South Central Waterfront Vision Framework Plan ("Vision Plan"). The planned unit development will improve pedestrian and bicycle connectivity between South First and South Congress by providing an elevated boardwalk and trails along East Bouldin Creek and a shared pathway from South Congress Avenue through the site to Haywood Avenue. The PUD will reduce existing impervious cover, make improvements to the Critical Water Quality Zone and floodplain areas and incorporate environmental/ecological enhancements throughout the property. The proposed PUD meets ten of the Tier 2 Requirements in the Code and provides eleven other superiority elements that the applicant is offering as specific to this PUD. The PUD will encourage a pedestrian environment by expanding open space, trail access and connectivity in an area near the Project Connect Blue Line and within walking distance of a proposed future Capital Metro rail station on Riverside Drive. There are numerous transportation options in this area with Capital Metro bus routes (# 7, 20, 142, 483 and 935) along E. Riverside Drive and routes (# 1, 486 and 801) along South Congress Avenue. There are multiple bus stops nearby including a Capital Metro Rapid Bus Stop with service provided along S Congress Ave and W Riverside Drive within 0.06 miles, a bus stop within 0.04 miles along S. Congress C814-2024-0001 Page 8 Avenue and a bus stop within 0.13 miles along South 1st Street. In addition, there is a bike lane and sidewalk along S Congress Avenue and existing sidewalks along W. Riverside Drive. The proposed PUD is adjacent to South Congress Activity Corridor, the Riverside Drive Activity Corridor and is 0.11 miles from South First Activity Corridor as designated by the Imagine Austin Comprehensive Plan. PURPOSE OF PLANNED UNIT DEVELOPMENTS Per the Land Development Code, PUD district zoning was established to implement goals of preserving the natural environment, encouraging high quality development and innovative design, and ensuring adequate public facilities and services. The City Council intends PUD district zoning to produce development that achieves these goals to a greater degree than and thus is superior to development which could occur under conventional zoning and other development-related regulations. The City Council approved revisions to the PUD regulations that became effective June 29, 2008. To help evaluate the superiority of a proposed PUD, requirements are divided into two categories: Tier 1, which is requirements that all PUDs must meet, and Tier 2 which provides criteria in 13 topical areas in which a PUD may exceed Code requirements and therefore demonstrate superiority. A PUD need not address all criteria listed under Tier 2, and there is no minimum number of categories or individual items required. PROPOSED CODE MODIFICATIONS There are 29 modifications to Code and Criteria Manual requirements requested by the applicant (please refer to Exhibit E – Proposed Code Modifications for details). These proposed modifications are summarized below: General Requirements and Procedures • Section 25-1-21(105) (Definitions, Site) is modified to allow a site to cross a public street or right-of-way. • Chapter 25-1, Article 14 (Parkland Dedication) is modified such that parkland dedication shall be satisfied in accordance with the standards outlined in the PUD. • Section 9-2-21(A)(2) (Permit for Concrete Installation During Non-Peak Hour Periods) is modified to authorize the director to issue a Non-Peak Hour Permit to construct improvements on the Property. Zoning • Section 25-2-144(D) (Planned Unit Development (PUD) District Designation) is modified to allow the PUD to include less than 10 acres. • Section 25-2, Subchapter B, Article 2, Division 5, Section 2.3.1(L) (Tier One Requirements) is modified to allow the PUD to include less than 10 acres. • Section 25-2-491(C) (Permitted, Conditional and Prohibited Uses) is modified to allow additional permitted and conditional uses on the Property. • Section 25-2-691(C) (Waterfront Overlay (WO) District Uses) is modified to allow the C814-2024-0001 Page 9 additional pedestrian-oriented uses on the Property. • Section 25-2-691(D) (Waterfront Overlay (WO) District Uses) is modified to allow pedestrian oriented uses above the ground floor of a structure. • Section 25-2-721(B) (Waterfront Overlay (WO) Combining District Regulations) is modified to allow the following improvements within the primary setback area: Buildings, Sidewalk, Handrails, Pavers, Outdoor Recreation, Boardwalks, Green Infrastructure, Benches, Shade Structures, Site Lighting, Landscaping improvements including - hard surface trails, bicycle trails, picnic facilities, playscapes and rain gardens - underground rain-water cisterns, stormwater outfall structures, concessions, food and beverage vendors, bicycle rentals, sports equipment rentals, dining facilities, performance and special events facilities, boardwalks, sidewalks, pavilions, exercise equipment and courses. • Section 25-2-721(B) (Waterfront Overlay (WO) Combining District Regulations) is modified to allow a maximum of 40% percent impervious cover within the primary setback area. • Section 25-2-721(G) (Waterfront Overlay (WO) Combining District Regulations) is modified so that loading and unloading shall be allowed from any internal driveway and not required to be screened from public view. Loading and unloading locations on private internal driveways are subject to TCM spacing and dimensional requirements subject to ATD approval. • Sections 25-2-742(B)(2) (South Shore Central Subdistrict Regulations) is modified to reduce the primary setback line to 50 feet from the East Bouldin Creek centerline as shown on the Land Use Plan. • Development of the property is exempt from Section 25-2-742(C)(2) (South Shore Central Subdistrict Regulations). • Section 25-2-742(E)(2) (South Shore Central Subdistrict Regulations) is modified to allow a building base wall with a maximum height of 90 feet south of Riverside Drive. • Development of the property is exempt from Section 25-2-742(F) (South Shore Central Subdistrict Regulations). • Development of the Property is exempt from the maximum height limitations established in Sections 25-2-742(G)(3) and (G)(4) (South Shore Central Subdistrict Regulations). • Development of the Property is exempt from Chapter 25-2, Subchapter E (Design Standards and Mixed Use), Article 2.2 (Relationship of Buildings and Streets and Walkways), Article 2.3(Connectivity Between Sites), and Article 2.4 (Building Entryways). Site Plan • Section 25-5-81(B) (Site Plan Expiration) is modified such that a site plan expires eight (8) years after the date of its approval, unless Section 25-5-81 subsections (C), (D), or (E) are met. Transportation • Section 25-6-55 (Dedication of Right-of-Way) is modified to remove the requirement to extend Texas Center Drive through the Property. • Section 25-6-381 (Minimum Frontage for Access) is modified to allow access to Congress Avenue and West Riverside Drive which are classified as a major roadway. C814-2024-0001 Page 10 • Section 25-6-477 (Bicycle Parking), 25-6-478 (Motor Vehicle Reductions General), 25-6-532 (Off-Street Loading Standards), and Appendix A (Tables of Off-Street Parking and Loading Requirements) are modified such that the minimum off-street parking, bicycle parking, and loading requirements shall be consistent with market conditions and approved by the ATD Director subject to a TDM Plan approved as part of the PUD. • Section 25-6-471 (Off-Street Parking Facility Required) is modified to allow shared parking for the various uses within the PUD regardless of where the use or parking is located within the PUD. • Section 25-6-532 (Off-Street Loading Standards) is modified to allow shared loading and unloading spaces for the various uses within the PUD regardless of where the use or loading and unloading is located within the PUD. Environmental • Section 25-8-63(C)(12) (Impervious Cover Calculations) is modified to exclude a parking structure from impervious cover calculations when the parking structure is constructed below the finished grade of the land, is covered by soil having a minimum depth of two feet with an average depth of not less than four feet, and Landowner shall at the time of site plan submit documentation to the City evidencing the discharge or impoundment of groundwater from the parking structure, if any, will be managed to avoid adverse effects on public health and safety, the environment, and adjacent property. A parking structure meeting the requirements of this section may exceed 15% of the site area. • Section 25-8-261 (Critical Water Quality Zone Development) and the ECM are modified to allow the following improvement(s) within the Critical Water Quality Zone: Buildings, Sidewalk, Driveways/Drop-Offs, Handrails, Pavers, Outdoor Recreation, Boardwalks, Green Infrastructure, Benches, Shade Structures, Site Lighting, Landscaping improvements including - hard surface trails, bicycle trails, picnic facilities, playscapes and rain gardens - underground rain-water cisterns, stormwater outfall structures, concessions, food and beverage vendors, bicycle rentals, sports equipment rentals, dining facilities, performance and special events facilities, boardwalks, sidewalks, pavilions, exercise equipment and courses. • Section 25-8-281(C)(1) (Critical Environmental Features) is modified to reduce the • critical environmental feature buffer zone from 150-ft to 50-ft. • Section 1.5.3(B) (Development Allowed in the Critical Water Quality Zone) of the Environmental Criteria Manual is modified to allow impervious cover within the Critical Water Quality Zone to exceed 5% of the total gross area of the Critical Water Quality Zone. Water & Wastewater • Section 25-9-412(B) (Reclaimed Water Connection Requirements) is modified such that reclaimed water shall only be used onsite for landscape/irrigation and the at-grade retail. Signage • All signage on the Property shall comply with the requirements of Section 25-10-129 (Downtown Sign District Regulations). C814-2024-0001 Page 11 SUPERIORITY ELEMENTS As more fully detailed in the Basis for Superiority - Tier 1 and Tier 2 Compliance Summary Table (Exhibit D) and on the proposed PUD Land Use Plan (Exhibit I), this proposed PUD meets the applicable Tier 1 items and offers elements of superiority in ten Tier 2 categories (Open Space/Parkland; Environmental/ Drainage; Great Streets; Community Amenities; Transportation; Building Design; Parking Structure Frontage; Development Bonus; Accessibility; Local Small Business). The applicant is proposing the following benefits for the PUD: Accessibility • Create an equitable and inclusive site experience as possible and will provide accessibility for persons with disabilities at a degree that complies with the most stringent legal regulations – be they local, state or federal, both within each of the buildings as well as the overall site and landscape. Building Design • Exceed the minimum required points, achieving a minimum of 10 points. Community Amenities • Provide (i) a minimum of 2,000 sq. ft. of publicly accessible recreational zones, (ii) an urban grocery store of at least 10,000 sq. ft., (iii) at least 15,000 sq. ft. of publicly accessible, pedestrian‐friendly urban space that may be dedicated as part of a public access easement, connecting the project internally and externally to the neighborhood and city, and (iv) a “Trail Entrance” to the development from Congress Avenue that brings site users into the development through the central plaza and approximately 300 linear feet of rejuvenated trail/boardwalk along East Bouldin Creek. In addition, we are currently investigating the possibility of providing a boardwalk that would connect the Texas School for the Deaf to this site. New and expanded access to East Bouldin Creek by amenitizing the creek to provide natural public promenades and points of interest to observe nature and the local wildlife. Additionally, the proposed development will also punctuate this public space with passive and active recreational activities, public seating and adequate lighting for night time use whereby implementing the vision of the SCWFP. Development Bonus • Prior to issuance of a final certificate of occupancy for each building, the applicant will be required to pay $9.00 per square foot of bonus area above the baseline FAR of 2:1. The City can use all or a portion of the fee in exchange for onsite affordable units at a rate of $591.00 per square foot. Any such on‐site affordable units will be required to be affordable at 60% MFI for a period of 40 years and in compliance with Chapter 4‐18, Article 2, Density Bonus and Incentive Program requirements. Environmental/Water Quality • Complying with current code except as modified by the PUD. • At least 50% of water quality volume will be treated using green water quality controls among those described in the ECM. Utilize rainwater harvesting and a rain garden system to treat approximately 50% of the required water quality volume onsite ‐ first in below grade vaults C814-2024-0001 Page 12 (using inefficient parts of the parking garage), then pumping this water into raingardens, over the course of a permitted maximum 48 hours, to achieve 100% of the required storm water treatment using green water quality controls ‐ which will support greater biodiversity and regionally native plants, while reducing storm water impacts to Bouldin Creek. • A maximum impervious cover of 90% which is a five percent reduction from what is allowed by the current CS-1 base district, which is 95%. • Use natural channel design techniques described in the Drainage Criteria Manual (DCM) to enhance the creek edge along East Bouldin Creek. Bank armoring will be limited to areas at risk of scouring due to volume and velocity of creek flow. Native vegetation will be incorporated into armoring through terracing. Natural channel design will be utilized to increase floodplain volume by over 25,000 cubic feet and restore 23,000 square feet of riparian and aquatic habitat, that results in a healthy wetland fringe, a diverse floodplain forest, and stabilized bed and bank. • • Restore riparian vegetation in existing degraded areas adjacent to the creek by removing over 8,000 sq. ft. of concrete embankment from the creek banks and pulling back the creek bank slope to create a more approachable, secure, and manageable riparian area. This will result in at least 23,000 sq. ft. of restored riparian and aquatic habitat, expanding the wetland fringe, and stabilizing the bank with native riparian vegetation with a stability rating of 6 or higher. Restoration will include invasive species removal, soil decompaction and enhancement, planting, and seeding. Areas designated as floodplain forest and wetland fringe will be managed as an "enhanced" grow zone to increase biodiversity, create human/nature connections, and have ecological health as a primary driver of long‐term management of the site. Increase the floodplain function from “poor” or “fair” to a minimum of “good” based on the City of Austin ECM’s Functional Floodplain Assessment, Appendix X. Include at least 20 species native to the Edwards Plateau and Blackland Prairie, which are important throughout the lifespan of pollinators. The PUD will take advantage of the canyon‐like setting within this urban development and utilize the unique species of the Edwards Plateau and Blackland Prairie to create landscapes that are both ecologically appropriate and aesthetically appealing. Over 50 species will be included in the final planting plan provided as part of the site plan and 70 percent of all plantings on site will be from the Edwards Plateau and Blackland Prairie. All riparian restoration plantings will exceed density and diversity code requirements by at least 20%, based on COA ECM 609s criteria. Additionally, 30% of the plant species along the wetland fringe of East Bouldin Creek will have a stability rating of 6 or greater. • • Remove impervious cover from the CWQZ, which includes the existing buildings and accessory surface parking lots. The PUD proposes removing over 8,000 square feet of concrete embankment adjacent to Bouldin Creek as well as 8,890 square feet of additional impervious cover from the floodplain. Based on the existing corrected effective floodplain evaluated, the area within the CWQZ is 0.84 ac with 0.4058 acres being impervious for a total of 48.2% existing impervious cover in the CWQZ. Based on the proposed floodplain evaluated, the area within the CWQZ is 1.11 acres with 0.23 acres being impervious for a total of 20.7% proposed impervious cover in the CWQZ. This is a reduction of 7,658 sq. ft. of impervious cover within the Critical. • Protect and preserve 100% of all heritage trees on site, unless the trees are dead, fatally diseased or pose an imminent hazard to people or property (DDI). The PUD will also seek to preserve 75% of the caliper inches associated with native protected size trees (as per COA Appendix F). • 100% of all newly planted street trees will be selected from Appendix F (Descriptive Categories of Tree Species) of the ECM and under both the Street Trees (“SE‐Streetscape”) C814-2024-0001 Page 13 and Significant Shade Providers (“SS-Significant Shade Providers”) list. The PUD will direct amendments and conditioning for specific management areas throughout the site associated with soil components, texture, and flora and to optimize those conditions for: streetscape, rain gardens, floodplain forest, herbaceous riparian, lawn and wetland fringe. The City Arborist may allow for alternative species on a case by case basis and may suggest alternative species based on current availability and site and climate condition. The street trees will be a minimum of 3” caliper measured 6” above grade, and the sizing will comply with the standards for nursery stock (ANSI Z60. 1‐2014). In addition, no more than 25% of the newly planted street trees will be from the same species. This commitment is above and beyond the city standard 60% requirement from Appendix F, 1.5” caliper minimum per tree, and 50% maximum being from the species. • Use 1,000 cubic feet of soil per new street tree well, where up to 25% of the soil volume may be shared with adjacent trees in continuous plantings. Riparian tree plantings will be sourced from within 250 miles of the site. • Further environmental protections as part of the PUD include: (i) supporting wildlife habitat by employing Integrated Pest Management (IPM) controls that reduce overall use of pesticides and herbicides, (ii) extend purple pipe to the property from the nearest available point (iii) utilize dual piping for landscape/site irrigation and (iv) implement a natural areas management plan that ensures long‐term aesthetics, ecological function and resiliency of public spaces. Great Streets • Comply with the requirements of Subchapter E, except as modified by the PUD. Proposed street cross sections shall be in accordance with the recommendations in the Transportation Criteria Manual (TCM), except as modified by the PUD, specifically delineating/constructing separated bicycle and pedestrian facilities along the frontages of South Congress Avenue and Riverside Drive as well as a driveway and bike lane through our site. Coordination with the Transportation and Public Works Department will be required to better understand any specific visions for both Congress Avenue and Riverside Drive that would differ from Subchapter E. Local Small Business • Provide 5,000 sf of commercial space for local businesses or non‐profits for lease at an affordable rate for a period of 25 years. Such affordable space shall be available for rent by businesses at no more than eighty percent (80%) of the market rents for similar sized and located commercial space on South Congress Avenue. Open Space Meet the goals of the SCWFP by creating connections comprised of open space through the development and along East Bouldin Creek that are 10% greater than the requirements per uses specified in 2.3.1A. Specifically, the open space amenities for the PUD will include:  A minimum of 100 linear feet of trail along East Bouldin Creek.  A “Trail Entrance” to the development off of South Congress Avenue that brings site users into the development through the open space and along the restored creek.  A minimum of 5,000 sf of landscaping at ground level.  A minimum of 1,000 linear feet of internal sidewalks/walkways.  A minimum of 300 linear feet of bike paths.  A minimum of 2,000 sf of recreational courts and play spaces. C814-2024-0001 Parking Structure Page 14 • A minimum of 50% of the parking provided onsite will be located below grade. For the remainder of the parking that is above grade a minimum of 75% of the parking structures in the PUD will be designed for pedestrian oriented uses as defined in Section 25‐2‐691(C) (Waterfront Overlay District Uses) in ground floor spaces. Transportation • Provide bicycle spaces that exceed code requirement for the development. Separate bicycle parking facilities will be provided for tenants and residents of the development. Moreover, the PUD proposes a new publicly accessible creek trail/boardwalk that will provide circulation routes for cyclists and pedestrians. At least 300 linear feet of protected bike lanes will be provided internal to the project and made accessible to the public, with future connections planned from South Congress Avenue to South 1st Street along East Bouldin Creek as well as from South Congress Avenue across the site to Haywood Avenue and across to South 1st Street. Other Superiority Elements In addition, the applicant is offering the following superiority elements outside of the Tier 1 and Tier 2 items that are specified under the PUD regulations in the Land Development Code: Art • Commitment to introducing art into the project’s public realm and shall provide a minimum of $50,000 for public art with the flexibility to provide a rotating exhibit. Carbon Impact Statement • Participation in the Carbon Impact Statement pilot project and commits to a minimum of 10 points. The sites restored habitat and native plantings will sequester over 5 tons of carbon per year. Ecology/Bee Habitats • Create habitat for local bees and other pollinators by using native plants known for attracting pollinators and/or serving as caterpillar host plants. The PUD will include a minimum of 20 native plant species that attract pollinators and/or bird habitat. Electric Charging Stations • Incorporate electric charging stations within the parking garage for use by tenants and visitors of the development. As currently contemplated, the PUD is targeting charging stations for a minimum of 5% of provided parking. Functional Green Score • Achieve a score of 0.30 under the Draft Functional Green program. Green Wall • Provide a 500 sf of vertical green wall to reduce the urban heat island effect, increase habitat and overall experience of the site. This will be located within the public realm in an area that receives greater than 4 hours of sunlight and will either be a vine and mesh or living wall system. C814-2024-0001 Page 15 LEED Certification • Achieve a minimum rating of “Silver” for residential buildings and “Gold” for commercial office buildings. Light Pollution Reduction • Comply with the most current AEGB Light Pollution Reduction criteria available at the time of site plan. Riparian Restoration and Critical Environmental Features (CEFs) • Riparian restoration to both the north and south sides of the creek that will provide a more aesthetic experience for visitors. This includes the expansion of the riparian woodland canopy and enhancement of existing canopy areas to become more biodiverse. In addition, the inclusion of trees of different sizes and age classes will result in more useful habitat. The process of riparian restoration improvement will include: removal of concrete armoring, management of invasive species, installation of bank stabilization where needed and/or laying back of the creek bank, soil enhancement, as well as establishment of a complete riparian community through the planting and seeding of native canopy, understory, and herbaceous layers. The results are better habitat, better places for humans to enjoy nature, and improved water quality. SITES Pre‐Certification • Pursue sustainable SITES certification to create a landscape that meets the highest standards in landscape sustainability. Wayfinding/Signage • Commit to environmental signage and wayfinding that communicates the values of the City of Austin with regard to connection to nature, environmental resilience and sustainability. The PUD will include signage for the following environmental superior elements: Water Quality and Riparian Restoration, Tree Preservation and Relocation, Biofiltration Areas, and Pollinator Planting. EXISTING ZONING AND LAND USES: Site CS-1-NP, CS-1-V-NP ZONING North CS-1-V-NP South Floodplain, UNZ East CS-1-V-NP LAND USES Office (105 Riverside Drive), Multifamily (South Congress Square Apartments), Restaurant (Ego’s), Office (510 South Congress Avenue) Office (Austin Trust Company) Bouldin Creel, Educational Facilities (Texas State School for the Deaf) Service Station/ Food Sales (Chevron Service Station/ Woody’s Food Mart), Commercial (515 S Congress Center: Wells Fargo Bank, Freebirds World Burrito, Bennu Coffee, Sweet Tooth Dental, IVitamin Hydration Therapy, Enlightened Baby, DCI Engineers) West CS-1-V-NP, P-NP, CS-1-V-NP Vacant Restaurant (former Threadgill’s) and Office (One Texas Center) C814-2024-0001 Page 16 NEIGHBORHOOD PLANNING AREA: Bouldin Creek Neighborhood Plan WATERSHED: East Bouldin Creek and Lady Bird Lake Watershed CAPITOL VIEW CORRIDOR: Yes SCENIC ROADWAY: Yes NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District, Austin Neighborhoods Council, Bouldin Creek Neighborhood Association, Bouldin Creek Neighborhood Plan Contact Team, Bouldin Creek Zoning Committee, Downtown Austin Alliance, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Preservation Austin, South Central Coalition, South Central Waterfront Advisory Board SCHOOLS: Austin Independent School District Tatum Elementary School Lively Middle School Travis High School AREA CASE HISTORIES: NUMBER C814-2023-0057 (200 E. Riverside PUD) REQUEST COMMISSION L-NP to PUD-NP 9/10/ 2024: Approved staff's recommendation of PUD-NP zoning, with the Environmental Commission recommendation conditions and an amendment to the staff's recommendation in item #3 to state, “9,000 to 11,000 square feet unfinished space within the level of discharge ("ground floor") and floor above, with a private convenience stair, adequate space for 2-3 apparatus bays and appropriate apron for fire/ EMS apparatus, and an entrance/egress on a major roadway must be included within 1 mile radius of the 200 E. Riverside PUD in consultation CITY COUNCIL 12/12/2024: Approved PUD-NP zoning, with additional conditions in a motion sheet from Council Member Qadri to amend the draft ordinance to remove part 13 in its entirety, to renumber the remaining sections accordingly and to include Project Connect infrastructure as an element of superiority, by consent on all 3 readings (11-0); Z. Qadri- 1st, N. - Harper- Madison-2nd. 2/27/2025: Motion to change item #50 from a postponement to 2nd reading approval (11-0); Mayor K. Watson-1st, Council Member M. Siegel-2nd. C814-2024-0001 Page 17 with the Austin Fire Department and Austin-Travis County EMS, with a lease executed or the space conveyed or the space identified prior to 55% of certificates of occupancy for the 200 E. Riverside PUD having been issued." Vote (8-1-2, J. Mushtaler-No, A. Haynes and A. Phillips-abstain); A. Azhar-1st, F. Maxwell-2nd. Recommended adding placement to planning area 4/24/2025: Postponed to May 22, 2025 at the staff’s request by consent (11-0). 5/22/25: The case was indefinitely postponed by staff; the City Council did not act. Recommended staff rec., with additional direction provided by 1) the Environmental Commission, 2) the Small Area Planning Joint Committee, and 3) the South Central Waterfront Advisory Board Working Group Recommended PUD-NP zoning 5/13/25: Recommended PUD- NP zoning, to change a condition of zoning, on consent (10-0, P. Howard, C. Hempel and D. Skidmore-absent); F. Maxwell- 1st, A. Woods-2nd. Recommended PUD-NP zoning 5/10/2018: Approved PUD-NP zoning, with additional direction to staff and revisions to the ordinance 10/18/2012: Approved PUD-NP zoning 7/24/25: 10/16/2008: Approved PUD-NP zoning Recommended adding V overlay to zoning districts. 12/13/2007: Approved adding VMU to tracts C14-2017-0026 (Bouldin Creek Neighborhood Plan Garage Placement Zoning) C814-2017-0001 (425 W. Riverside Drive PUD) Area wide plan: To add Garage Placement provisions to Bouldin Creek Neighborhood Area Plan CS-1-V-NP to PUD-NP C814-2012-0071 (422 W. Riverside) C814-2008-0165.01 (222 E. Riverside Drive PUD Amendment #1) C814-2008-0165 (222 E. Riverside Drive PUD) C14-2007-0224, C14-2007-0220 (Vertical Mixed Use (VMU) Zoning Cases) LI-NP to PUD- NP PUD-NP to PUD-NP, to increase in height from 96 feet to 200 feet on Tract 1 L-V-NP and L- NP to PUD-NP Area wide plans: To add VMU to various tracts in the Greater South River City and the Bouldin NP C814-2024-0001 Page 18 C814-06-0106 C814-06-0106.01 C814-06-0106.02 C814-06-0106.03 (Hyatt PUD - 208 Barton Springs) C14-99-0069 (200 S. Congress) C814-89-0003.02 (305 S. Congress PUD Amendment) Areas CS-1-NP and L- NP to PUD-NP Amendments were to add additional permitted uses within PUD LI to LI-PDA PUD-NP to PUD-NP, to change conditions of zoning Recommended PUDNP with conditions. 2/15/2007: Approved PUD-NP zoning Recommended both amendments. 9/26/2013, 8/7/2014 and 11/30/2023: Approved PUD amendments Recommended LI-PDA zoning 2/08/2022: Approved an amendment to the PUD as Staff recommended, with conditions and amendments Vote: 12-0. [Commissioner Azhar; Vice-Chair Hempel – 2nd] Commissioner Praxis was absent 10/26/2000: Approved LI-PDA zoning 11/03/2022: Approved an amendment to the PUD with a Restrictive Covenant for the conditions of the Traffic Impact Analysis as on First Reading, on Second Reading. Vote: 7-1, Council Member Alter voted nay. Council Members Kelly and Kitchen abstained. Council Member Tovo was off the dais. 12/01/2022: Approved 3rd reading RELATED CASES: C14P-79-018, C14-02-0031, C14-2007-0220 – Previous Zoning Cases C8I-2024-0045 - Subdivision Case OTHER STAFF COMMENTS: Austin Energy Facilities Add the civic use Major Utility Facilities to the list of allowed uses, for any future substations. Austin Fire Department Facilities Austin Fire (Research & Data Analytics, Laura Ayres) This urban infill project intends to bring significant increase in residents and commercial visitors to an already strained area. The 500 South Congress PUD is located in an area that already exceeds National Fire Protection Agency standards of 8 minute emergency response time, 90 percent of the time, and the anticipated growth would add unsustainable strain to the limited public safety resources available downtown. AFD is asking for dedicated space for a C814-2024-0001 Page 19 Public Safety Station within the 500 South Congress PUD and are requiring the following to be provided by the developer: 9,000 to 11,000 square feet unfinished space within the level of discharge ("ground floor") and floor above, with a private convenience stair, adequate space for 2-3 apparatus bays and appropriate apron for fire/EMS apparatus, and an entrance/egress on a major roadway. Final selection of the location must be approved by the Austin Fire Department, Austin-Travis County EMS, and the Developer, with a lease executed or the space conveyed prior to 55% of certificates of occupancy for the development having been issued. Austin Energy Green Building Closed. No comments. Austin Water Utility The 500 South Congress PUD shall be fully compliant with Section 25-9 (Water and Wastewater) of the Land Development Code including a reclaimed water main extension from the existing reclaimed distribution piping found at the intersection of Barton Springs and West Riverside Drive. In addition to full compliance with 25-9 of the Land Development Code, the 500 South Congress PUD shall additionally install reclaimed distribution piping aligned with the project frontage along West Riverside terminating at the intersection of South Congress and West Riverside. Austin Water proposes the following language to be included in the 500 South Congress PUD Ordinance: “The 500 South Congress PUD shall install reclaimed distribution piping along the right-of-way aligned with the project frontage along West Riverside terminating at the intersection of South Congress and West Riverside.” City Arborist The PUD development proposes no code modifications to LDC SUBCHAPTER B. - TREE AND NATURAL AREA PROTECTION, ENDANGERED SPECIES. ARTICLE 1. - TREE AND NATURAL AREA PROTECTION. CA1 Pending Comment: A tree transplant feasibility report is required for any tree proposed to be transplanted. CA2 Not Cleared: Remove all references to Functional Green as it is no longer a program that is proposed. CA3 Not Cleared: Remove all references to” keystone trees” as there is no longer a proposal for this category of trees to be named as such. CA 4 Pending more information on feasibility of transplanting trees on site. A tree transplant feasibility report is required for each tree proposed to be transplanted. C814-2024-0001 Page 20 To achieve Tier 2 compliance point m, please clarify besides preserving 100 of the heritage trees onsite, what the PUD is committing to as opposed to considering for preservation of the 75% of protected and 75% of all other native trees onsite. Comment response is not approved because it is unclear how the Heritage Trees will be preserved on site. Comprehensive Planning Project Name and Proposed Use: 500 S CONGRESS AVENUE. C814-2024-0001. Bouldin Creek Neighborhood Plan. FLUM: Mixed Use. Project: 500 South Congress PUD. The applicant is requesting a PUD at a 6.01-acre site. Existing: multi-family apartments, office buildings, cocktail lounge and surface parking. Proposed: mixed-use development with 950 residential units, 225 room hotel, 200,000 sq ft office, 90,000 sq ft retail, 20,000 sq ft restaurant, 25,000 sq ft grocery store, and below grade parking structure. Note that applicant requests maximum building height of 575 feet and maximum FAR of 6.11:1. The proposed Planned Unit Development (PUD) zoning request meets the intent of the South Central Waterfront Vision Framework Plan (Vision Plan), but the level of entitlements being requested through the PUD (increased building heights and floor-to-area ratios (FAR) and a mix of commercial, residential, and office uses) over what was imagined in the Vision Plan are reflective of a significantly different economic environment that existed in 2015/2016 when the economic analysis for the Vision Plan was conducted. The changed economic environment was confirmed through an economic analysis conducted in 2023/2024 during the process of creating the South Central Waterfront Combining District (SCWCD) and the South Central Waterfront Density Bonus Program (DBSCW) which is scheduled to go before Council in July 2024. The proposed PUD as described in the application materials, in summary, will create a “high- quality” urban environment providing public amenities, new and restored natural spaces, promote alternative transportation options to the automobile, and provide a mix of onsite affordable units and fees-in-lieu to be paid into the Affordable Housing Trust Fund. These aspects of the PUD and multiple others described in the application materials, while not exact to the specifications of the Vision Plan, are not in conflict with the plan and therefore support its high-level goals and objectives. Yes Y Imagine Austin Decision Guidelines Complete Community Measures * Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *: • Within South Central Waterfront Regional Center; adjacent to South Congress Activity Corridor; adjacent to Riverside Drive Activity Corridor; 0.11 miles from South First Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • 0.06 miles to Capital Metro Rapid Bus Stop (service provided along S Congress Ave and W Riverside Dr); multiple bus stops available nearby including 0.04 to bus stops along S Congress Ave, and 0.13 miles to bus stops along S 1st St Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Bike lane and sidewalk present along S Congress Ave; sidewalk present along W Riverside C814-2024-0001 Page 21 Dr Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Goods, Services and Employment opportunities present within 0.50 along S Congress Ave and W Riverside Dr Y Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.3 miles to Thom’s Market Riverside Y Connectivity and Education *: Located within 0.50 miles from a public school or university. 0.4 miles to Elementary School operated by the Texas School for the Deaf • Y Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.4 miles to Auditorium Shores at Town Lake Metropolitan Park Connectivity and Health *: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) Y Housing Choice *: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Y Mixed use *: Provides a mix of residential and non-industrial uses. Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Y Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. • In addition to expanding office space, the applicant indicates the provision of 5,000 sq ft. of commercial space for local businesses at an affordable rate for 25 years. Industrial Land: Preserves or enhances industrial land. Y Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 11 Number of “Yes’s” Imagine Austin Priority Program PUD Specific Bonus Features Public Space Features and Public Art: Incorporates public space features and/or public art into project (Ex: plazas, streetscapes, gardens, and other people-friendly spaces where different ages can socially interact). Integrates and/or Expands Green Infrastructure: Preserves or expands Austin’s green infrastructure (ex: parkland, community gardens, green streets, creeks, stormwater features that mimic natural hydrology) into the urban environment and transportation network. Protects the Environment: Reduces greenhouse gas emissions, water, energy usage, and/or increases waste diversion. Protects Environmentally Sensitive Lands: Protects Austin’s natural resources and environmental systems by limiting land use and transportation development over or near environmentally sensitive areas, preserves open space, and protects natural resources more than ordinance requirements. Water/Wastewater Infrastructure: Sustainably manages Austin’s water resources and stream corridors through on-site use of storm water detention, effective landscaping, flood mitigation, and other low-impact development techniques more than ordinance requirements. Total Number of “Yes’s” Y Y Y 3 C814-2024-0001 Drainage Engineering Page 22 RELEASE OF THIS APPLICATION DOES NOT CONSTITUTE A VERIFICATION OF ALL DATA, INFORMATION, AND CALCULATIONS SUPPLIED BY THE APPLICANT. THE ENGINEER OF RECORD IS SOLELY RESPONSIBLE FOR THE COMPLETENESS, ACCURACY, AND ADEQUACY OF HIS/HER SUBMITTAL, WHETHER OR NOT THE APPLICATION IS REVIEWED FOR CODE COMPLIANCE BY CITY ENGINEERS. Application is associated with Development Assessment CD-2023-0001. Comments from the DA still apply to this application. Comment responses submitted with this application. DE 1 – Current Status: Cleared DE 2 – Current Status: Cleared DE 3 – Current Status: Cleared DE 4 – Current Status: Cleared • U2:PUD is not requesting any deviation from the Code requirements for EHZ per the comment response. • U1: Based on the completed EHZ analysis, will these requirements be met or are you asking for any deviations with this PUD application? • U0: FYI: An erosion hazard zone analysis will be required to ensure all structures are reasonably safe from future erosion. Bermed ponds will not be allowed in the EHZ without structural walls or protection from erosion that would likely need to be reviewed by WPD. This will also include anything that is subsurface. DE 5 – Current Status: Cleared DE 6 – Current Status: Cleared Environmental CODE COMPARISON CHART EV 1 Sh. 3. CWQZ: “As currently contemplated, the PUD proposes a further 5% reduction of impervious cover in the CWQZ….” ‘Further’ based on what? Zoning allowance? 85% IC in the CWQZ? Please clarify. U1 CLEARED CODE MODIFICATIONS EV 2 #12 proposes to “reduce the primary [SCW] setback line to [from 80 to] 50 feet from the East Bouldin Creek centerline …” The purposes of the setbacks in the SCW is to improve water quality through green infrastructure and enhance natural beauty. Explain how reducing the primary setback achieves these goals. A preferred option would be to explore the “opt-in provision that consolidates the existing setbacks with a 100’ primary setback [to respect] the C814-2024-0001 Page 23 water quality zone while making redevelopment feasible for properties along the creek” (South Central Waterfront Vision framework Plan, p. 82). U1 CLEARED EV 3 #24 proposes to allow an underground parking structure with a green roof to exceed 15% of the site area. If the Law Department has no objection, I would prefer for this item to only list the modification and not list the portions of 25-8-63(C)(12) that are to remain. For example: 24. Section 25-8-63(C)(12) (Impervious Cover Calculations) is modified to allow a subsurface portion of a parking structure that is excluded from impervious cover restrictions to have an area that exceeds 15 percent of the site area. U1 CLEARED EV 4 #25 proposes to allow a long list of development uses that are currently not allowed in a CWQZ. However, some of these items are currently allowed. Referring to the list of uses in ECM 1.5.3.B that are considered open space and therefore allowed, revise #25 to only include uses that are not currently allowed as open space and are not allowed by any other section of LDC 25-8-261 or 25-8-262. Provide more information about the uses left on the reduced list. U1 CLEARED PUD EXHIBITS 2: Conceptual open space plan (sh. L.04) EV 5 Show the 25-foot minimum setback from the creek centerline for hard-surfaced trails in an Urban watershed. [LDC 25-8-261(B)(3)(d)] U1 CLEARED EV 6 Call out or label the maximum width of the proposed trail. Current code limits a hard surfaced trail in the CWQZ to “12 feet in width plus one-foot compacted sub-grade shoulders, unless a wider trail is designated in a Council-adopted plan.” [LDC 25-8- 261(B)(3)(c)] U1 callout for the trail/boardwalk on sh. 5. PENDING. I do not see the maximum width stated on the exhibit. Add it to the ENVIRONMENTAL SUPERIORITY EV 7 #5 Native Pollinator Plants #6 Green Stormwater Infrastructure Integration. #8 Superior Plant Diversity and Stability I would like to see 70% of all plantings on site to be from the Blackland Prairie and Edwards Plateau, the two EPA Level III ecoregions of Austin. U1 7 in the Comments Document: PENDING. Update the Environmental Superiority Plan to match the response to EV The proposed plan will include at least 20 species native to the Edwards Plateau and Blackland Prairie, which are important throughout the lifespan of pollinators. The PUD will take advantage of the canyon-like setting within this urban development and C814-2024-0001 Page 24 utilize the unique species of the Edwards Plateau and Blackland Prairie to create landscapes that are both ecologically appropriate and aesthetically appealing. Over 50 species will be included in the final planting plan provided as part of the site plan and 70 percent of all plantings on site will be from the Edwards Plateau and Blackland Prairie. All riparian restoration plantings will exceed density and diversity code requirements by at least 20%, based on COA ECM 609s criteria. Additionally, 30% of the plant species along the wetland fringe of East Bouldin Creek will have a stability rating of 6 or greater. EV 8 #7 SITES Certification. State the SITES rating that this project will attain. U1 CLEARED EV 9 #9 Carbon Sequestration. Explain how compliance with this measure will be determined. U1 CLEARED EV 10 #10 Human/Nature Connection. #11 Sustainable Management Plan. These sound wonderful. Explain how these will be achieved while reducing the SCW setback and increasing impervious cover. Provide quantifiable measures for determining compliance. U1 CLEARED EV 11 The proposed superiority measures do not appear to adequately balance the code modifications requested. More information on both the modifications and superiority measures will be needed. CLEARED U1 EV 12 Improved vegetation will lead to an increase in bird populations living on and passing through the site. Provide bird safe glass for the entire project. U1 CLEARED Environmental Officer EO2 Update0: The proposed modification to 28-8-261 includes several new types of development to be allowed in the CWQZ. Provide an exhibit detailing the location and extent of all proposed parkland and open space amenities and appurtenant structures in the CWQZ. Update 1. The modification to 25-8-261 to allow improvements to the critical water quality zone include improvement that generate trash, including but not limited to “food and beverage vendors” and “dining facilities.” These types of uses in the CWQZ are not supported by staff and should be removed from the code modification. Update 2. Comment cleared. C814-2024-0001 Page 25 EO3 Update0: The code modification table includes a proposed modification to ECM 1.5.3 related to IC limits in open space located in the CWQZ. The ECM cannot be modified in the PUD ordinance, instead provide a code modification to 25-8-261 that specifies the total proposed IC limit for open space in the CWQZ. Update 1. The modification to allow impervious cover in excess of 5% in Open Space must include the maximum amount proposed. Update 2. The 21% IC proposed in Open Space in the CWQZ should be added as a note to the PUD instead of a code modification. Comment cleared. EO4 Update 0: Provide the total proposed IC for the project. While IC for CS zoned properties is 95%, only 5% IC is allowed in the CWQZ. Please recalculate the total allowable IC considering the uplands and the CWQZ/Floodplain separately. To achieve superiority for the 5% reduction in IC the project must first calculate the reduction based on the 5% IC allowance in the CWQZ. Update 1. Comment not addressed. Please provide the proposed reduction in impervious cover for the site including existing conditions, zoning allowances and proposed conditions. Comparisons should be made using the proposed delineation of the CWQZ and the existing delineation of the CWQZ separately not combined in one comparison. Update 2. Comment cleared EO7 Update0: Current code requires that the required water quality treatment must be provided using green stormwater control measures, as prescribed in the Environmental Criteria Manual. If less than 100% of the required water quality volume is treated by GSI a code modification will be required. Update 1. Comment not addressed. If less than 100% of the required water quality volume is treated by GSI a code modification will be required. Update 2. Comment pending staff determination on the requirement of a code amendment. EO8 Update0: Quantify the total area proposed for floodplain restoration. Update 1. The comment response states 15,000 sf of restoration by the superiority chart stated 25,000 sf of restoration. Please clarify which quantity is correct. Update 2. The PUD will provide 23,000 sqft of restoration per the updated documents. Comment cleared. EO11 Update0: To receive credit for "clustering impervious cover and disturbed areas" the project would have to remove all proposed development in the CWQZ. Update 1. Comment not addressed. Please remove this element from the superiority chart. Update 2. Comment cleared. EO12 Update0: Comply with the most current AEGB light pollution criteria available at the time of site plan. Update 1. The project should comply with the most current criteria available at the time of site plan. Update 2. Comment cleared. C814-2024-0001 Fire Engineering No comments. Floodplain Page 26 General notes: The floodplain delineation as shown on the ‘04/16/25 Floodplain Exh’ has been reviewed and approved with this update. A floodplain memo and updated floodplain modeling have been submitted and saved within the model review folder. No formal comments. Housing Our comments have been resolved as we have reached an agreement on the affordable housing proposal. We would like the final staff report to include the following information: Prior to issuance of a final certificate of occupancy for each building, the applicant will be required to pay $9.00 per square foot of bonus area above the baseline FAR of 2:1. The City can use all or a portion of the fee in exchange for onsite affordable units at a rate of $591.00 per square foot. Any such on-site affordable units will be required to be affordable at 60% MFI for a period of 40 years and in compliance with Chapter 4-18, Article 2, Density Bonus and Incentive Program requirements. The applicant will provide a $1,500 per unit relocation fee for tenants located within the property at time of issuance of a demolition permit for the existing residential structure. The applicant will comply with separate requirements for tenant notification as required by the § 25-1-712 of the City’s Land Development Code, Tenant Notification Required. Hydrogeologist HG2_U0 Clearly show the boundaries of all Critical Environmental Features (CEF) setbacks as a shaded or hatched area and clearly label the setbacks: “CRITICAL ENVIRONMENTAL FEATURE SETBACK.” on all sheets that it exists. FYI: Reduction/modification of standard 150-foot setback for hydrogeologic CEFs requires an administrative variance. Additional information can be found in LDC 25- 8-42 and ECM 1.3.3. Update 1 – Comment partially cleared. Setback shown; however the administrative variance packet is still pending. Update 2 – Comment cleared. Administrative Variance approved and signed variance form included. HG3_U0 Please quantify total amount of rimrock setback disturbance and show where mitigation for impacts will occur. Update 1 – Repeat comment. Update 2 – Comment cleared. CEF Mitigation sheet included. C814-2024-0001 Page 27 HG4_U0 Provide a sheet entitled “Critical Environmental Feature Mitigation” and show all details and calculations to demonstrate 1:1 in-kind mitigation in compliance with ECM 1.10.4 including a balance table specifying the total acreage of proposed wetland CEF/CEF setback area encroached upon/impacted/reduced as well as the total acreage for each of the proposed mitigation methods. Please show all seeding required for CEF mitigation as lbs/acre on the mitigation sheet referenced above. Update 1 – Repeat comment. Update 2 – Comment cleared. CEF Mitigation sheet included. Parks and Recreation PR1: U2: PUD will pursue park superiority by dedicating approximately 15% of the gross site area of the PUD boundary as parkland and paying any applicable fees. Park dedication area includes an east west connection along Bouldin Creek with room to construct a 12’ trail in the outer half of the critical water quality zone, and a north south connection from creek up to Haywood ROW. Final trail design, materiality and width to be coordinated with City of Austin at time of site plan. PR2: U2: Applicant agrees to modify PUD documents to keep 25-2-721(G), screening of Trash cans, utilities, air conditioners, loading docks, storage facilities and other utilities from parkland on south and west property boundaries. U1: Please remove Waterfront Overlay regulations modification to 25-2-721(G), PARD staff does not support this modification lest it result in public view from the proposed parkland along Bouldin Creek. Trash receptacles, air conditioning, utility meters, loading docks, storage and other utilities must be screened from parkland view. Please note the PUD does not intend to modify this section of code. PR3: U2: Comment cleared, PUD exhibit emailed 5/5/2025 is satisfactory, thank you. U1: Comment stands, please provide a clear exhibit showing a trail alignment (with grading to show accessibility, and dimensions to show width including clear zones on either side of the trail) connecting Haywood, the western property boundary, South Congress at grade and a connection to the S Congress culvert for potential off street connection under the bridge. U0: Provide greater detail on the need for a boardwalk compared to standard concrete trail. PARD may consider a concrete and pier boardwalk, but not a wooden slat one. Trail alignment as proposed currently dead-ends into the One Texas Center parking garage. Staff recommend an alignment along Bouldin Creek with access to Haywood Avenue right-of- way, and two connections down to the S Congress Avenue culvert and up to S Congress Avenue street grade. Site Plan Comments cleared. C814-2024-0001 Page 28 Transportation/TPW Engineering ATD 1. Transportation assessment (TA)/ traffic impact analysis (TIA) and transportation demand management (TDM) are required and have been received. Additional right-of-way, participation in roadway improvements, or limitations on development intensity may be recommended based on review of the TA/TIA/TDM. [LDC 25-6-142]. Comments will be provided in a separate memo. U1/2/3: Comment pending. ATD 2. All PUDs must provide for appropriate transportation and mass transit connections to areas adjacent to the PUD district and mitigation of adverse cumulative transportation impacts with sidewalks, trails, and roadways. Detailed comments will be provided through the traffic impact analysis (2.3.1.I). U1/2/3: Comment pending. ATD 3. TPW does not recommend proposed code modification. Please clarify the intent of this modification. U1: Comment pending. Please revise the following to TCM standards: W. Riverside: 7’ minimum sidewalk width required. A 2’ min. (4’ preferred) buffer between bike lane and sidewalk required (applies to Street Exhibit 3 and 4). 2’ maintenance buffer between edge of sidewalk and property line may be placed within a sidewalk easement. Haywood Ave.: Based on the TIA recommendations, parking may not be permitted along the eastern curb of Heywood. An extended NB left and dedicated RT lane. Please add a C814-2024-0001 Page 29 conditional note that the lane assignment and provision of on-street parking will be subject to TPW approval. U2: Comment cleared, however, TPW recommends removing the diagrams showing existing conditions for simplicity and continuity for future reviews. ATD 4. All PUDs must prohibit gated roadways (2.3.1.J.) Add this to the PUD exhibit as a note. Use of bollards or other protective measures is not recommended at this time, pending TIA and TDM review. U1: Comment cleared. ATD 5. Within the Urban Roadway boundaries, PUD shall comply with sidewalk standards for Core Transit Corridors (2.3.2.B). TPW does not recommend approval with land use note #6. TPW recommends the provision of TCM standard streetscape or South Central Waterfront standards, comparable to the Great Streets streetscape requirements. The PUD note should specify the use of TCM standards as outlined in the Tier 1 response to 2.3.2.B. U1: Comment pending TPW 3. U2: Comment cleared. ATD 6. All streets/frontages must comply with City's Great Streets Program, or a successor program. Applicable only to commercial, retail, or mixed-use development that is not subject to the requirements of Chapter 25-2, Subchapter E. (2.3.2.A). TPW does not recommend approval with land use note #6. TPW recommends the provision of TCM standard streetscape or South Central Waterfront standards, comparable to the Great Streets streetscape requirements. The PUD note should specify the use of TCM standards as outlined in the Tier 1 response to 2.3.2.B. U1: Comment pending TPW 3. U2: Comment cleared. ATD 7. Provides publicly accessible multi-use trail and greenway along creek or waterway. A multi-use trail along the creek should be within a dedicated public/recreation a. access easement. Please note this in the PUD exhibit. C814-2024-0001 Page 30 U1: Comment pending resolution of fee simple dedication or easement dedication. b. See conceptual plan. U2: Comment cleared. Parkland and trail/boardwalk dedication to occur at time c. of site plan subject to approval from PARD. ATD 8. Provides bicycle facilities that connect to existing or planned bicycle routes or provides other multi- modal transportation features not required by code. Additional comments may be issued pending internal review by ATD Active Transportation and Street Design Division. a. This PUD appears to address this requirement. ATD 9. In a commercial or mixed-use development, at least 75 percent of the building frontage of all parking structures is designed for pedestrian-oriented uses as defined in Section 25-2-691(C). This PUD appears to address this requirement. ATD 10. Provides for accessibility for persons with disabilities to a degree exceeding applicable legal requirements. TPW recommends a commitment to the provision of (internal) street-level a. dedicated ADA parking spaces. b. U1: Comment pending. Provision of at-grade ADA parking is encouraged. U2: TPW requests that a note be added stating that if any surface level c. parking is provided, then ADA parking shall also be provided. ATD 11. TPW does not recommend approval of this code modification at this time. The need for this code modification is unclear as parking is no longer required under Appendix A. The TDM plan will not address baseline bike parking requirements and should be deferred to the LDC. If there are specific provisions within 25-6-471 where relief is sought, please specify. Please change the reference from “ATD Director” to “TPW Director” or just “Director”. U1: Comment pending. TPW will not recommend approval of the proposed “market conditions” language. The number of required loading spaces and bicycle spaces are subject to the land uses and intensities of the site, with baseline requirements established under the LDC. TPW would recommend a code modification to allow for administrative waivers to these requirements, subject to approval of the Director, should they be needed at the time of site plan. C814-2024-0001 Page 31 U2: TPW approves of the proposed code modification language. Comment cleared. ATD 12. ATD 13. TPW does not recommend approval of this code modification at this time. The need for this code modification is unclear as parking is no longer required under Appendix A. If there are specific provisions within 25-6-471 where relief is sought, please specify. U1: Comment cleared. TPW has no objection to this code modification request. Please use ASMP terminology for reference purposes; verify that this is the ASMP required Barton Springs Rd – Congress Ave Connector”. TPW does not recommend approval of this code modification at this time. Vehicular capacity and function is under review with the TIA. TPW recommends dedication of right- of-way, however, if this code modification is granted, TPW requests that at minimum, any internal streets should be covered, in their entirety, by a public access easement. U1: Comment pending recommendation from TIA. At minimum, the internal street should be covered, in its entirety, by a public access easement. This should be noted as a PUD note and included in the PUD street exhibit. U2: Add “Permanent Access Easement” as blanket designation for the internal drive cross section, similar to how “overall ROW” is designated for other cross sections. ATD 14. In a commercial or mixed-use development, at least 75 percent of the building frontage of all parking structures is designed for pedestrian-oriented uses as defined in Section 25-2-691(C). This PUD appears to comply with this requirement. C814-2024-0001 Page 32 ATD 15. The Austin Strategic Mobility Plan (ASMP), adopted 04/11/2019, identifies existing right-of-way as sufficient for Congress Avenue south of Barton Springs Rd. U1: Please verify existing right-of-way. The proposed street cross sections for S. Congress do not match ASMP requirement of 140’ and the existing ROW conditions. 70’ of ROW from the existing centerline of S. Congress is required. U2: ASMP waiver request is not approved. 70’ from existing centerline is required for S. Congress. ATD 16. ASMP requires 116’ of right-of-way for W. Riverside Drive. 58’ of right-of-way for W. Riverside Drive should be dedicated from the centerline either at platting or with site plan. U1: Comment pending. The PUD’s street section exhibits should reflect ASMP requirement of 116’. Please indicate the centerline and 58’ of ROW from that centerline. U2: ASMP waiver request is approved; however, please revise diagrams to note “Proposed Permanent Access Easement” rather than “sidewalk’ easement. TPW recommends removing the diagrams showing existing conditions for simplicity and continuity for future reviews. ATD 17. The ASMP requires a new roadway, identified as the Barton Springs Road – Congress Avenue connector, with 58’ of ROW. TPW recommends dedication of the entirety of required ROW, however, if a waiver from the ASMP is granted, then the internal drive should be within a public access easement. U1: Comment pending recommendation of the TIA. At minimum, the internal street should be covered, in its entirety, by a public access easement. This should be noted as a PUD note and included in the PUD street exhibit. U2: ASMP waiver request is approved. Please add “Permanent Access Easement” as blanket designation for the internal drive cross section, similar to how “overall ROW” is designated for other cross sections. C814-2024-0001 Page 33 ATD 18. Internal and boundary roadways are detailed below: Name Existing ROW ASMP Required ROW Pavement ASMP Classification Sidewalks Bicycle Route Congress Avenue (S. of Barton Springs) Barton Springs Rd. – Congress Ave. Connector Haywood Avenue W. Riverside Drive ~131’ 140’ 87’ N/A 58’-64’ N/A 82’ 58’-64’ ~84’ 116’ ~39’ N/A Water Quality 3 1 1 3 Capital Metro (within ¼ mile) Yes Yes Yes Yes Yes Yes Yes Yes No Yes Yes Yes Release of this application does not constitute a verification of all data, information, and calculations supplied by the applicant. The engineer of record is solely responsible for the completeness, accuracy, and adequacy of his/her submittal, whether or not the application is reviewed for code compliance by city engineers. Application is associated with Development Assessment CD-2023-0001. Comments from the DA still apply to this application. Comment responses submitted with this application. NPZ WQ 1 – Current Status: Pending • U2: Code modification must be approved by WPD. At this time it is not approvable. DSD will continue to coordinate with WPD. • U1: According to the PUD documents provided for review, the proposed impervious cover limit for this PUD is 90%. Any site with 90% or less impervious cover is required to provided 100% GSI per ordinance 20221027-045. The Code Comparison exhibit states 50% of required water quality volume will be GSI. Please revise this as 100% is required to be GSI per current criteria, and this is not a superiority item. • U0: 100% GSI is proposed per the documents. Please note green infrastructure is included as a tier two requirement, however ordinance 20221027-045 requires all infrastructure to be green infrastructure. It does not appear that this will be a superiority item unless specifically addressing the ordinance language section 25-8- 213(D)(3) for sites over 90% impervious cover. Language would need address this section specifically as it is a requirement for 100% of the site for site plans under C814-2024-0001 Page 34 90% and a site plan is not in so it is not known if the site will be built over 90% IC. The language is less restrictive than the requirements as written. NPZ WQ 2 – Current Status: Pending • U2: Code modification must be approved by WPD. At this time it is not approvable. DSD will continue to coordinate with WPD. • U1: Under Tier 2 on the provided chart, please change the description for the line item ‘Provides water quality controls superior to those otherwise required by code’ to ‘Not Applicable’; the proposed water quality controls as described in the PUD documents are current requirements and not superior. In addition, remove note #6 ‘Green Stormwater Infrastructure Integration’ from the environmental superiority exhibit. • U0: For all superiority items, coordination with the office of the Environmental Officer to coordinate the determination of environmental superiority. NPZ WQ 3 – Current Status: Cleared NPZ WQ 4 – Current Status: Cleared Wetland Biologist WB1. Update0. Natural areas management plan will need to be reviewed and approved by a WPD wetland biologist. U1: Comment pending {Review of natural areas management plan pending.} U2: Comment pending. {Include a note on the plans under Land Use Notes: ‘A natural areas management plan will need to be submited at time of site plan and approved by WPD.} WB2. Update0. Plant selection for GSI storm water controls must utilize plants native to the Central Texas Blackland Prairie and Edwards Plateau ecoregions and be approved by a WPD wetland biologist. U1: Comment cleared. WB3. Update0. For the floodplain restoration requirements, the plan will need to use both Zone 2 and Zone 3 (Zone 2 floodplain in CWQZ, Zone 3 active channel) FAFH for the site. U1: Comment pending {Review of FAFH pending.} U2: Comment pending. {Applicant submitted a final Zone 2 and Zone 3 FAFH. To offset the impacts of the code modification and provide a superiour development, add the following requirement for ripaprian restoration to the land use notes: Riparian Restoration: This section applies along East Bouldin Creek 1. The existing condition of the critical water quality zone (CWQZ) and Active Channel shall be assessed using the Zone 2 and Zone 3 functional assessment methodology described in Appendix X of the ECM. The assessment of existing conditions shall be submitted for review and approval with the site plan. 2. A CWQZ and Active Channel that are in "Poor (1)" or "Fair (2)" condition shall be restored to "Good (3)" or "Excellent (4)" condition. C814-2024-0001 Page 35 3. A CWQZ and Active Channel that are in "Good (3)" or "Excellent (4)" condition shall not be disturbed, except as otherwise allowed by City Code or this PUD ordinance. 4. A Riparian Restoration Plan (the "Plan") shall be submitted to the City for review and approval with the site plan. The Plan must demonstrate that all parameters of the Appendix X "Scoring: Zone 2 - Critical Water Quality Zone" and “Scoring: Zone 3 – Active Channel” table shall be raised to "Good (3)" or "Excellent (4)" condition.} INDEX OF EXHIBITS TO FOLLOW Exhibit A: Zoning Map Exhibit B: Aerial Map Exhibit C: Application Summary Letter Exhibit D: Basis for Superiority - Tier 1 and Tier 2 Compliance Summary Exhibit E: Proposed Code Modifications to Development Regulations Exhibit F: Code Comparison Chart Exhibit G: Existing Zoning Exhibit H: Existing Conditions Exhibit I: Land Use Plan Exhibit J: Notes & Summary Sheet (Site Development Regulations Table; Permitted, Prohibited and Conditional Use Tables; Maximum Densities Table and Land Use Notes) Exhibit K: Access Exhibit Exhibit L: Conceptual Open Space Plan Exhibit M: Critical Environmental Mitigation Exhibit N: Critical Water Quality Zone Comparison Exhibit O: Environmental Superiority Exhibit Exhibit P: Floodplain Memo Exhibit Q: Floodplain Exhibit Exhibit R: Superiority Floodplain Assessment Exhibit S: Tree Relocation and Preservation Exhibit Exhibit T: Street Cross Sections Exhibit Exhibit U: Carbon Impact Statement Street Exhibit V: TIA Memorandum Exhibit W: Applicant’s Letter Requesting Scheduling for Land Use Commission EXHIBIT A P L A D Y B I R FIE L D P-NP 89-0 0 39 W RIV E R SID E D R CS-1-NP PALMER AUDITORIUM P-NP PARKING CS-1-V-NP C14-2007-0220 C814-2008-0145 C814-2008-0145.01 PUD-NP ! C14-74-145(RCT) ! ! BARTON SPRINGS RD CITY OFFICE P-NP T RIS O FL CS-1-V-NP FAST P-NP C814-2012-0071 PUD-NP R E T A I L REST. C814-2017-0001 C14-2007-0220 PUD-NP REST. ! ! ! ! ( ( ! ! ! ! ! ! C14P-71-060 C14-2007-0220 ! ! CS-MU-V-CO-NP ! ! NPA-2017-0013.01 ! ! ! ! SF-3-NP ( ! ! ! ! APTS. ! ! ! SF-3-NP ! MF-3-NP ( ! 83-005 P-NP SP-96-0451C ! ! ! ! ! C14-02-0031 ! ! ! ! ! ! ! ! CS-1-V-NP C14-2007-0220 80-63 2007-0220(PART) ! ! ! ! ! ! ! ! CS-1-NP ! ! ! ! ! ! ! ! C814-06-0106.03 PARKING HOTEL 79-137 P79-27 L-NP C O L O D L A K E R A D O R I V E R C814-06-0106.02 PUD-NP C814-06-0106.01 C814-06-0106 C14-2007-0220 CS-1-V-NP STATE OFFICE P73-17 9 6 0 0 - 9 9 C14-99-0069.01 C14-2023-0015 LI-PDA-NP OFFICE LI-NP OUTDOOR\FURN. CS-1-V-NP G L A S S C O . O F F I C E \ B L D G . C814-89-0003 P81-086 SP90-0122C SP07-0070C 05-0139 PARKING HOTEL CS-1-V-NP C14-2007-0220 ! ! ! ! . O C E TIR NPA-2019-0022.02 ! ! ! ! C814-89-0003.02 PUD-NP 78-179 72-161 C14-78-189(RCT) SP90-0122C 72-161 ! ! ! C14-2007-0224 ! ! ! RETAIL !! BLDG. - 6 8 Z R CS-1-V-NP SP90-0717C 05-0139.001 LI-NP STATE OFFICE CS-NP REST. C14-2007-0220 CS-1-V-NP PAR KIN G ! ! ! REST. H AY W ! ! ! ! ! ! ! ! O O D AV E ! ! ! OFFICE ! ! ! CS-1-V-NP ! C14-2007-0220 ! ! ! CS-1-NP APARTMENTS P79-18 ! GAS ! ! ! ! ! C14-2007-0220 ! CS-1-V-NP ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! TEXAS STATE SCHOOL FOR THE DEAF 7 9 - 6 2 E R I V E R S I D E 05-0139 D R CS-1-V-NP O . T. C F I C F O E E U I P Q R Z 8 7 - 0 3 8 C14-05-0139 OFFICE 05-0139 CS-V-CO-NP C14-05-0077 05-0077 SP-05-1438C E S T. R 05-0139 CS-1-V-NP E D A R T CS-V-CO-NP ! ! ! ! ! ! ! AIR P E R ! OFFICE C14-2007-0224 05-0139 SP-99-0140C 85-351 CS-MU-V-NP O T U A 05-0139.001 CS-CO-NP ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! CS-V-NP ! C14-2007-0224 ! ! ! STATE OFFICES 73-41 ! ! ! ! ! ! ! APARTMENTS ! ! ! ! SP-06-0715C ! ! ! ! ! ! 72-161 ! ! ! ! L-NP ! ! OFFICE BLDG. ! ! ! ! ! ! ! ! ! ! CP72-50 C814-2008-0165 SP-06-0716C.SH C14-2021-0185 ( C14-2007-0220 ( C14-2022-0082 ( ( ( ( ( ± UNZ TEXAS SCHOOL FOR THE DEAF E V A S S E R G N O C S AUTO REPAIR N L A S S I L E M CS-MU-NCCD-NP NPA-2019-0022.01 MF-4-NCCD-NP NPA-2019-0022.01 C14-2020-0147 64-117 S R E N A E L C CS-1-NCCD-NP S E L A S E TIR T N S O T W E N SF-3-NP SF-4A-NP R A D V E NELLIE ST SP-04-0905CS CS-V-CO-NP N L C I S U M C14-2014-0117 CS-NCCD-NP NPA-2019-0022.01 CS-1-MU-NCCD-NP H99-0005 C14-2008-0250 NPA-2014-0022.02 ( C14-02-0067 C14H-99-0005 GR-H-NCCD-NP C14-85-351 PLANNED UNIT DEVELOPMENT ZONING CASE#: C814-2024-0086 SP-98-0134C SF-3-NCCD-NP B O N NIE 81-219 VIE W SF-3-NCCD-NP L E G R A N D E A V E E V A E ID S L IL H SF-3-H-NCCD-NP 7 5 - 0 5 MF-1-NCCD-NP U N D E V L-NP L-V-NP L-NP MF-3-NCCD-NP W E N 84-235 SF-3-NCCD-NP H 7 4 - 0 0 9 ( 81-219 A C A D E M Y D R E G AV 39 1 05-0 NIN SF-3-NCCD-NP ( MF-4-NP 02-0067 ( SF-3-NCCD-NP C14-02-0067 ( 9 3 1 5-0 0 05-0139 E V G A NIN SF-3-H-NCCD-NP W E N ( SF-3-NCCD-NP ( ( ( SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. 1 " = 400 ' This product has been produced by the Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! APTS. ! !! ! ! ! ! ! !! T T S S S 1 ( 84-101 ( ( C14-2007-0220 LO-MU-V-NP ( 84-009 TO W O N H USE 74-093 MF-2-NP C14-2016-0077 ( ( C14-2011-0159 C14-2011-0032 NO-NP = GR-MU-CO-NP = ( ( ( ( GR-MU-V-CO-NP ( ( CS-MU-V-CO-NP FIE L D P-NP 89-0 0 39 P-NP W R I V E R S I D E D R C814-2012-0071 PUD-NP R E T A I L REST. C814-2017-0001 C14-2007-0220 PUD-NP REST. CS-1-NP PALMER AUDITORIUM BARTON SPRINGS RD P-NP PARKING R A B C14-2007-0220 PUD-NP C814-2008-0145 C814-2008-0145.01 T RIS O FL CS-1-V-NP FAST CS-1-V-NP C14-2007-0220 PAR KIN G EXHIBIT B P L A D Y B I R C814-06-0106.03 PARKING HOTEL 79-137 P79-27 L-NP C O L O D L A K E R A D O R I V E R C814-06-0106.02 C814-06-0106.01 PUD-NP C14-2007-0220 CS-1-V-NP STATE OFFICE P73-17 9 6 0 0 - 9 9 C14-99-0069.01 C14-2023-0015 LI-PDA-NP OFFICE OUTDOOR\FURN. LI-NP G L A S S C O . CS-1-V-NP O F F I C E \ B L D G . C814-89-0003 P81-086 SP90-0122C SP07-0070C 05-0139 NPA-2019-0022.02 C814-89-0003.02 78-179 PARKING HOTEL CS-1-V-NP C14-2007-0220 ! ! ! REST. ! ! ! . O C E TIR ! ! ! ! ! ! ! PUD-NP ! C14-2007-0224 ! ! ! RETAIL !! BLDG. PUD-NP 72-161 C14-78-189(RCT) SP90-0122C O O D AV E ! ! ! OFFICE ! ! ! CS-1-V-NP C14-2007-0220 ! ! ! ! - 6 8 Z R 6 0 0 SP90-0717C 05-0139.001 LI-NP STATE OFFICE CS-NP 83-005 P-NP SP-96-0451C ! ! ! ! ! C14-02-0031 ! ! ! ! ! ! ! ! CS-1-V-NP 80-63 C14-2007-0220 2007-0220(PART) ! ! ! ! ! ! ! ! CS-1-NP ! ! ! ! ! H AY W ! ! ! ! ! ! ! ! ! ! ! ! ! C814-2024-0001 CS-1-NP P79-18 ! GAS ! ! ! ! ! CS-1-V-NP E R I V 7 9 - 6 2 E R S I D E 05-0139 D R R Z 8 7 - 0 3 8 C14-2007-0220 ! CS-1-V-NP ! CS-1-V-NP F O E F I C U I P Q E O . T. C 05-0139 ! ! ! ! ! ! ! ! ! TEXAS STATE SCHOOL FOR THE DEAF C14-05-0139 C14-05-0077 CS-V-CO-NP SP-05-1438C OFFICE 05-0139 CS-1-V-NP E S T. R E D A R T CS-V-CO-NP ! ! ! ! ! ! ! AIR P E R ! UNZ E V A S S E R G N O C S OFFICE C14-2007-0224 05-0139 CS-MU-V-NP 85-351 O T U A 05-0139.001 CS-CO-NP SP-98-0134C SF-3-NCCD-NP AUTO REPAIR N L A S S I L E M B O N NIE 81-219 VIE W SF-3-NCCD-NP CS-MU-V-ETOD-DBETOD-NP MF-4-NCCD-ETOD-DBETOD-NP CS-MU-NCCD-ETOD-DBETOD-NP NPA-2019-0022.01 NPA-2019-0022.01 CS-1-NCCD-ETOD-DBETOD-NP C14-2020-0147 L E G R A N D E A V E 7 5 - 0 5 T N S O T W E N SF-3-NP SF-4A-NP NELLIE ST SP-04-0905CS R A D V E C14-85-351 N L C I S U M CS-NCCD-ETOD-DBETOD-NP CS-1-MU-NCCD-ETOD-DBETOD-NP NPA-2019-0022.01 05-0139 C14-2014-0117 SF-3-H-NCCD-NP SF-3-NCCD-NP H99-0005 C14-2008-0250 NPA-2014-0022.02 ( C14-02-0067 C14H-99-0005 GR-H-NCCD-ETOD-DBETOD-NP H 7 4 - 0 0 9 ( 81-219 72-161 ! ! CS-V-NP ! C14-2007-0224 ! ! ! STATE OFFICES 73-41 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! APARTMENTS ! ! ! ! SP-06-0715C ! ! ! ! ! ! 72-161 ! ! L-NP OFFICE BLDG. ! ! ! ! ! ! ! ! ! ! ! ! ! ! CP72-50 C814-2008-0165 SP-06-0716C.SH L-NP L-V-NP MF-1-NCCD-ETOD-DBETOD-NP MF-3-NCCD-ETOD-DBETOD-NP L-NP E V E A SID HIL L W E N 84-235 E G AV 39 1 05-0 NIN SF-3-NCCD-NP ( MF-4-ETOD-DBETOD-NP SF-3-NCCD-NP C14-02-0067 ( ( 9 3 1 5-0 0 05-0139 E V G A NIN W E N SF-3-H-NCCD-NP ( SF-3-NCCD-NP ( ( ( ! ! ! ! ! ! ! ! ! ! ! ! C14-2007-0220 ! ! CS-MU-V-CO-NP ! ! NPA-2017-0013.01 ! APTS. ! ! ! ! ! ! ! ! ! ! CITY OFFICE P-NP ! ! ! ! ! C14-74-145(RCT) ! ! ( ( ! ! ! ! ! ! C14P-71-060 ! ! ! ( SF-3-NP ! ! ! ! ! SF-3-NP ! ( ! !! ! ! ! ! ! ! APTS. MF-3-ETOD-DBETOD-NP ! !! ! ! ! ! ! !! ( T T S S S 1 ( LO-MU-V-ETOD-DBETOD-NP ( C14-2007-0220 ( 84-009 TO W O N H 74-093 USE MF-2-ETOD-DBETOD-NP C14-2016-0077 ( ( NO-ETOD-DBETOD-NP C14-2011-0159 C14-2011-0032 = GR-MU-CO-ETOD-DBETOD-NP ( = ( GR-MU-V-CO-ETOD-DBETOD-NP ( ( ( ( C14-2021-0185 ( C14-2007-0220 ( C14-2022-0082 ( CS-MU-V-CO-ETOD-DBETOD-NP ( ( ( ( FOR THE DEAF ± 1 " = 400 ' 714 Turtle Creek Multifamily SUBJECT TRACT ZONING BOUNDARY ZONING CASE#: LOCATION: ! ! ! ! ! ! PENDING CASE CREEK BUFFER SUBJECT AREA: MANAGER: C814-2024-0001 400, 500 & 510 S Congress Ave; 407 1/2 Haywood Ave; 105 W. Riverside Dr 6.49 Sherri Sirwaitis This product has been produced by the Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 5/27/2025 by: meekss EXHIBIT C All requirements in this section (Tier One Requirements) must be met. §2.3 ‐ TIER ONE REQUIREMENTS EXHIBIT D LDC Reference (Chapter 25‐2, Subchapter B, Division 5) 2.3.1.A 2.3.1.B Subject Code Requirement 500 South Congress PUD meets or exceeds this requirement by: Meet the objectives of the City Code. Provide for development standards that achieve equal or greater consistency with the goals in Section 1.1 (General Intent) than development under the regulations in the Land Development Code. Section 1.1 General Intent goals: preserving the natural environment, encouraging high quality development and innovative design, and ensuring adequate public facilities and services. The PUD will create a high‐quality development that provides a new model for urban design in regards to enhancing existing local natural environments, crafting public amenities and promoting an engaging pedestrian and alternative transportation‐friendly experience between South 1st Street and South Congress Avenue. As currently conceived, the mixed‐ use development will highlight its engagement with East Bouldin Creek by bringing the natural realm into the heart of the project, allowing for new public access to an often‐ forgotten portion of the waterway. In addition, the PUD will provide new active and passive amenities of benefit to the public, including accessible recreational zones, civic gathering spaces complimented by green infrastructure and neighborhood amenities. 500 South Congress PUD 2.3.1.C Open Space Provide a total amount of open space that equals or exceeds 10 percent of the residential tracts, 15 percent of the industrial tracts, and 20 percent of the nonresidential tracts within the PUD, except that: 1. a detention or filtration area is excluded from the calculation unless it is designed and maintained as an amenity; and 2. may be reduced for urban property with characteristics that make open space infeasible if other community benefits are provided. the required percentage of open space The PUD will exceed the 10% and 20% open space requirements for residential and nonresidential programs respectively, by (i) amenitizing the area along East Bouldin Creek, (ii) creating a highly activated pedestrian perimeter that connects the public to and through the center of the project, (iii) extending a protected bike lane from Haywood Avenue over to South Congress Avenue internal to the project, (iv) configuring the buildings in a way that allows a series of publicly accessible spaces that support active and passive recreational activities ‐ including sport courts and play spaces, (v) providing ample terrace and rooftop amenity spaces for tenants of the development, and (vi) creation of urban gardens. 2.3.1.D Green Building Program Provide a two‐star Austin Energy Green Building Rating. The PUD will meet the two‐star Austin Energy Green Building Rating across the mixed‐use development. 2.3.1.E Neighborhood Plans, Historic Areas & Compatibility Be consistent with applicable neighborhood plans, neighborhood conservation combining district regulations, historic area and landmark regulations, and compatible with adjacent property and land uses. The PUD is located in the Bouldin Creek Neighborhood planning area and is designated as “Mixed‐Use” on the Future Land Use Map (“FLUM”). The proposed hotel, residential, office, and retail uses are consistent with the FLUM and the vision described in the South‐Central Waterfront Framework Plan (“SCWFP”). {W0670602.4} 4874-2588-3632, v. 3 500 South Congress PUD 2.3.1.F Environmental Protection Provide for environmental preservation and protection relating to air quality, water quality, trees, buffer zones and greenbelt areas, critical environmental features, soils, waterways, topography, and the natural and traditional character of the land. As it exists, the portion of the creek immediately south of the property is in a state of disrepair from both a physical and ecological perspective. The site currently has no stormwater treatment and has substantial amounts of impervious cover in the floodplain. To remedy this, the PUD seeks to clean up, preserve and enhance East Bouldin Creek by (i) working with the topography and traditional character of the land, (ii) re‐building and stabilizing the creek, (iii) repairing its edge by preserving native healthy plants and trees, and establishing a floodplain forest/riparian woodland along the creek, (iv) increasing the creek’s local biodiversity by planting native perennials along its edge, (v) removing invasive species, (vi) enhancing wildlife habitat, and (vii) softening the northern edge of the creek by removing any concrete present and creating buffer zones, to prevent further erosion of the creek’s southern edge and bed. 2.3.1.G Public Facilities Provide for public facilities and services that are adequate to support the proposed development including school, fire protection, emergency service, and police facilities. This is an urban infill project and will not carry the same burden on city infrastructure as suburban development. {W0670602.4} 4874-2588-3632, v. 3 500 South Congress PUD 2.3.1.H Landscaping Exceed the minimum landscaping requirements of the City Code. 2.3.1.I Transportation & Connectivity Provide for appropriate transportation and mass transit connections to areas adjacent to the PUD district and mitigation of adverse cumulative transportation impacts with sidewalks, trails, and roadways. The PUD will exceed the minimum landscape requirements (>0.3) and will utilize native and adaptive species as well as non‐invasive plant species per the City of Austin Grow Green program. All plant material for streetscapes and parkland will be sourced from nurseries within 250 miles of the site and trees will be selected from the Environmental Criteria Manual (ECM) Descriptive Categories for Tree Species. All other plant material will be selected from Appendix N (City of Austin Preferred Plant List). Within East Bouldin Creek, native plants will be used to create a riparian woodland. At present, the site allows for several different existing and proposed transit connections by being within proximity to the ATX Metro Bike Station (250 feet), the proposed train station at the Waterfront on the orange line (0.25 miles) the Ann and Roy Butler Hike/Bike Trail (0.04 miles), and the bike lanes along South Congress Avenue. 2.3.1.J 2.3.1.K Transportation & Connectivity Historical Preservation 2.3.1.L PUD Size 2.3.2.A 2.3.2.B Commercial Design Standards Commercial Design Standards Prohibit gated roadways. The PUD will prohibit gated public roadways, but may utilize bollards to protect areas of high pedestrian activity for public safety. Protect, enhance and preserve areas that include structures or sites that are of architectural, historical, archaeological, or cultural significance. Include at least 10 acres of land, unless the property is characterized by special circumstances, including unique topographic constraints. Comply with Chapter 25‐2, Subchapter E (Design Standards and Mixed Use). Inside the urban roadway boundary depicted in Figure 2, Subchapter E, Chapter 25‐2 (Design Standards and Mixed Use), comply with the sidewalk standards in Section 2.2.2., Subchapter E, Chapter 25‐2 (Core Transit Corridors: Sidewalks And Building Placement). The site does not contain any structures or sites that are of architectural, historical, archeological or cultural significance. The site is approximately 6.48 acres. It is located in the South‐Central Waterfront Overlay District and within the boundaries of the SCWFP. Under current code, there are no zoning categories to achieve the goals of the framework plan other than the PUD zoning district. The PUD will comply with Subchapter E of the City's Land Development Code except as modified by the PUD. The PUD will provide greater superiority than that which is outlined in these sections of the Land Development Code by adhering to and complying with the latest recommendations in the Transportation Criteria Manual (TCM) except as modified by the PUD, specifically delineating/constructing separated bicycle and pedestrian facilities along the frontages of South Congress Avenue and Riverside Drive as well as a driveway and bike lane through our site. {W0670602.4} 4874-2588-3632, v. 3 500 South Congress PUD 2.3.2.C Tenant Relocation Fee 2.3.2.D Commercial Design Standards Pay the tenant relocation fee established under Section 25‐1‐715 (Tenant Relocation Assistance – Developer Funded), if approval of the PUD would allow multi‐family redevelopment that may result in tenant displacement. Contain pedestrian‐oriented uses as defined in Section 25‐ 2‐691(C) (Waterfront Overlay District Uses) on the first floor of a multi‐story commercial or mixed use building. While a tenant relocation fee has not been established as of the date of this application, the PUD commits to provide a $1,500 per unit tenant relocation fee for tenants located within the property at the time of issuance of a demolition permit for the existing residential structure. The applicant will comply with separate requirements for tenant notification as required by Section 25‐1‐712 (Tenant Notification Required) of the City of Austin Land Development Code. The PUD will incorporate Pedestrian Oriented Uses on the first floor of a multi‐story commercial or mixed‐use building. {W0670602.4} 4874-2588-3632, v. 3 This section contains criteria for determining the extent to which development proposed for a PUD district would be superior to that which would occur under conventional zoning and subdivision regulations as required under Section 1.1 (General Intent). A proposed PUD need not address all criteria in this section to achieve superiority, and the council may consider any other criteria the council deems appropriate. Subject Superiority Criteria listed in §2.4 500 South Congress PUD meets or exceeds requirements by: §2.4 ‐ TIER TWO REQUIREMENTS Open Space Provides open space at least 10% above the requirements of Section2.3.1.A. (Minimum Requirements). Alternatively, within the urban roadway boundary established in Figure 2 of Subchapter E of Chapter 25‐2 (Design Standards and Mixed Use), provide for proportional enhancements to existing or planned trails, parks, or other recreational common open space in consultation with the Director of the Parks and Recreation Department. The PUD will meet the goals of the SCWFP by creating connections comprised of open space through the development and along East Bouldin Creek that are 10% greater than the requirements per uses specified in 2.3.1A. Our site area is approximately 282,268.8 sf (6.48 acres). If all program is residential then we would be required to provide a minimum of 31,050 sf. If all program was commercial/non‐residential, our maximum open space requirement would be 62,099 sf. Our PUD as currently contemplated provides over 46,575 sf of open space (10% more than 42,340 sf required assuming 50% residential and 50% commercial). Specifically, the open space amenities for the PUD will include:       A minimum of 100 linear feet of trail along East Bouldin Creek. A “Trail Entrance” to the development off of South Congress Avenue that brings site users into the development through the open space and along the restored creek. A minimum of 5,000 sf of landscaping at ground level. A minimum of 1,000 linear feet of internal sidewalks/walkways. A minimum of 300 linear feet of bike paths. A minimum of 2,000 sf of recreational courts and play spaces. Environment / Drainage Environment / Drainage Environment / Drainage Complies with current code instead of asserting entitlement to follow older code provisions by application of law or agreement. Provides water quality controls superior to those otherwise required by code. Uses green water quality controls as described in the Environmental Criteria Manual to treat at least 50% of the water quality volume required by code. The PUD will comply with current code, except as modified by the PUD. Not applicable. At a minimum, at least 50% of water quality volume will be treated using green water quality controls among those described in the ECM. As currently contemplated, the PUD will utilize rainwater harvesting and a rain garden system to treat approximately 50% of the required water quality volume onsite ‐ first in below grade vaults (using inefficient parts of the parking garage), then pumping this water into raingardens, over the course of a permitted maximum 48 hours, to achieve 100% of the required storm water treatment using 500 South Congress PUD green water quality controls ‐ which will support greater biodiversity and regionally native plants, while reducing storm water impacts to Bouldin Creek. Not applicable. The PUD proposes a maximum impervious cover of 90% which is a five percent reduction from what is allowed by code, which is 95%. Not applicable. Environment / Drainage Environment / Drainage Environment / Drainage Provides water quality treatment for currently untreated, developed off‐site areas of at least 10 acres in size. Reduces impervious cover by 5% below the maximum otherwise allowed by code or includes off‐site measures that lower overall impervious cover within the same watershed by 5% below that allowed by code. Provides minimum 50‐foot setback for at least 50% of all unclassified waterways with a drainage area of 32 acres. Environment / Drainage Provides volumetric flood detention as described in the Drainage Criteria Manual. Not applicable. Environment / Drainage Environment / Drainage Provides drainage upgrades to off‐ site drainage infrastructure that does not meet current criteria in the Drainage or Environmental Criteria Manuals, such as storm drains and culverts that provide a public benefit. Proposes no modifications to the existing 100‐year floodplain. Not applicable. Not applicable. {W0670602.4} 4874-2588-3632, v. 3 Environment / Drainage Uses natural channel design techniques as described in the Drainage Criteria Manual. Environment / Drainage Restores riparian vegetation in existing, degraded Critical Water Quality Zone areas. Environment / Drainage Removes existing impervious cover from the Critical Water Quality Zone areas. {W0670602.4} 4874-2588-3632, v. 3 500 South Congress PUD The PUD proposes to use natural channel design techniques described in the Drainage Criteria Manual (DCM) to enhance the creek edge along East Bouldin Creek. Bank armoring will be limited to areas at risk of scouring due to volume and velocity of creek flow. Native vegetation will be incorporated into armoring through terracing. Natural channel design will be utilized to increase floodplain volume by over 25,000 cubic feet, and restore 23,000 square feet of riparian and aquatic habitat, that results in a healthy wetland fringe, a diverse floodplain forest, and stabilized bed and bank. The PUD will restore riparian vegetation in existing degraded areas adjacent to the creek by removing over 8,000 sf of concrete embankment from the creek banks and pulling back the creek bank slope to create a more approachable, secure, and manageable riparian area. This will result in at least 23,000 sf of restored riparian and aquatic habitat, expanding the wetland fringe, and stabilizing the bank with native riparian vegetation with a stability rating of 6 or higher. Restoration will include invasive species removal, soil decompaction and enhancement, planting, and seeding. Areas designated as floodplain forest and wetland fringe will be managed as an "enhanced" grow zone to increase biodiversity, create human/nature connections, and have ecological health as a primary driver of long‐term management of the site. The PUD proposes increasing the floodplain function from “poor” or “fair” to a minimum of “good” based on the City of Austin ECM’s Functional Floodplain Assessment, Appendix X. The proposed plan will include at least 20 species native to the Edwards Plateau and Blackland Prairie, which are important throughout the lifespan of pollinators. The PUD will take advantage of the canyon‐like setting within this urban development and utilize the unique species of the Edwards Plateau and Blackland Prairie to create landscapes that are both ecologically appropriate and aesthetically appealing. Over 50 species will be included in the final planting plan provided as part of the site plan and 70 percent of all plantings on site will be from the Edwards Plateau and Blackland Prairie. All riparian restoration plantings will exceed density and diversity code requirements by at least 20%, based on COA ECM 609s criteria. Additionally, 30% of the plant species along the wetland fringe of East Bouldin Creek will have a stability rating of 6 or greater. The PUD proposes to remove impervious cover from the CWQZ, which includes the existing buildings and accessory surface parking lots. The PUD proposes removing over 8,000 square feet of concrete embankment adjacent to Bouldin Creek as well as 8,890 square feet of additional impervious cover from the floodplain. Based on the existing corrected effective floodplain evaluated, the area within the CWQZ is 0.84 ac with 0.4058 acres being impervious for a total of 48.2% existing impervious cover in the CWQZ. Based on the proposed floodplain evaluated, the area within the CWQZ is 1.11 acres with 0.23 acres being impervious for a total of 20.7% proposed impervious cover in the CWQZ. This is a reduction of 7,658 square feet of impervious cover within the Critical. 500 South Congress PUD Environment / Drainage Preserves all heritage trees; preserves 75% of the caliper inches associated with native protected size trees; and preserves 75% of all of the native caliper inches. The PUD will seek to protect and preserve 100% of all heritage trees on site, unless the trees are dead, fatally diseased or pose an imminent hazard to people or property (DDI). The PUD will also seek to preserve 75% of the caliper inches associated with native protected size trees (as per COA Appendix F). As currently contemplated, the PUD will achieve the following minimum preservation rates.‐ Environment / Drainage Tree plantings use Central Texas seed stock native and with adequate soil volume. All Appendix F Inches on Site: Appendix F – Heritage: Appendix F – Protected: Appendix F – Keystone: 75% preservation 100%* preservation preservation 75% preservation 40% * Trees rated as DDI or in poor health by certified arborist are not being included in preservation calculations. Project Arborist to verity health of trees with COA Arborist 100% of all newly planted street trees will be selected from Appendix F (Descriptive Categories of Tree Species) of the ECM and under both the Street Trees (“SE‐Streetscape”) and Significant Shade Providers (“SS‐ Significant Shade Providers”) list. The PUD will direct amendments and conditioning for specific management areas throughout the site associated with soil components, texture, and flora and to optimize those conditions for: streetscape, rain gardens, floodplain forest, herbaceous riparian, lawn and wetland fringe. The City Arborist may allow for alternative species on a case by case basis and may suggest alternative species based on current availability and site and climate condition. The street trees will be a minimum of 3” caliper measured 6” above grade, and the sizing will comply with the standards for nursery stock (ANSI Z60. 1‐2014). In addition, no more than 25% of the newly planted street trees will be from the same species. This commitment is above and beyond the city standard 60% requirement from Appendix F, 1.5” caliper minimum per tree, and 50% maximum being from the species. Furthermore, the PUD proposes to use 1,000 cubic feet of soil per new street tree well, where up to 25% of the soil volume may be shared with adjacent trees in continuous plantings. Riparian tree plantings will be sourced from within 250 miles of the site. Environment / Drainage Provides at least a 50% increase in the minimum waterway and/or critical environmental feature setbacks required by code. Not applicable. Environment / Drainage Clusters impervious cover and disturbed areas in a manner that preserves the most Not applicable. {W0670602.4} 4874-2588-3632, v. 3 500 South Congress PUD Environment / Drainage environmentally sensitive areas of the site that are not otherwise protected. Provides porous pavement for at least 20% or more of all paved areas for non-pedestrian in non-aquifer recharge areas. Not applicable. Environment / Drainage Provides porous pavement for at least 50% or more of all paved areas limited to pedestrian use. Not applicable. Environment / Drainage Environment / Drainage Environment / Drainage Provides rainwater harvesting for landscape irrigation to serve not less than 50% of the landscaped areas. Directs stormwater runoff from impervious surfaces to a landscaped area at least equal to the total required landscape area. Employs other creative or innovative measures to provide environmental protection. The PUD will include rainwater harvesting, which will be utilized to irrigate no less than 50% of the landscape areas. Not Applicable. Other measures used to provide further environmental protections as part of the PUD include (i) supporting wildlife habitat by employing Integrated Pest Management (IPM) controls that reduce overall use of pesticides and herbicides, (ii) extend purple pipe to the property from the nearest available point (iii) utilize dual‐piping for landscape/site irrigation and (iv) implement a natural areas management plan that ensures long‐term aesthetics, ecological function and resiliency of public spaces. Austin Green Builder Program Provides an Austin Energy Green Building Rating of three stars or above. Not applicable. {W0670602.4} 4874-2588-3632, v. 3 Art Great Streets Community Amenities Provides art approved by the Art in Public Places Program in open spaces, either by providing the art directly or by making a contribution to the City’s Art in Public Places Program or a successor program. Complies with City’s Great Streets Program, or a successor program. Applicable only to commercial, retail, or mixed‐use development that is not subject to the requirements of Chapter 25‐2, Subchapter E (Design Standards and Mixed Use). Provides community or public amenities, which may include spaces for community meetings, community gardens or urban farms, day care facilities, non‐profit organizations, or other uses that fulfill an identified community need. 500 South Congress PUD Not applicable. The PUD is subject to, and will comply with the requirements of Subchapter E, except as modified by the PUD. Proposed street cross sections shall be in accordance with the recommendations in the Transportation Criteria Manual (TCM), except as modified by the PUD, specifically delineating/constructing separated bicycle and pedestrian facilities along the frontages of South Congress Avenue and Riverside Drive as well as a driveway and bike lane through our site. Coordination with the Transportation and Public Works Department will be required to better understand any specific visions for both Congress Avenue and Riverside Drive that would differ from Subchapter E. The PUD intends to provide (i) a minimum of 2,000 sf of publicly accessible recreational zones, (ii) an urban grocery store of at least 10,000 sf, (iii) at least 15,000 sf of publicly accessible, pedestrian‐friendly urban space that may be dedicated as part of a public access easement, connecting the project internally and externally to the neighborhood and city, and (iv) a “Trail Entrance” to the development from Congress Avenue that brings site users into the development through the central plaza and approximately 300 linear feet of rejuvenated trail/boardwalk along East Bouldin Creek. In addition, we are currently investigating the possibility of providing a boardwalk that would connect the Texas School for the Deaf to this site. Community Amenities Provides publicly accessible multi‐ use trail and greenway along creek or waterway. The PUD will provide new and expanded access to East Bouldin Creek by amenitizing the creek to provide natural public promenades and points of interest to observe nature and the local wildlife. Additionally, the proposed development will also punctuate this public space with passive and active recreational activities, public seating and adequate lighting for night time use whereby implementing the vision of the SCWFP. Transportation Building Design {W0670602.4} 4874-2588-3632, v. 3 Provides bicycle facilities that connect to existing or planned bicycle routes or provides other multi‐modal transportation features not required by code. Exceeds the minimum points required by the Building Design Options of Section 3.3.2. of Chapter The PUD will provide bicycle spaces that exceed code requirement for the development. Separate bicycle parking facilities will be provided for tenants and residents of the development. Moreover, the PUD proposes a new publicly accessible creek trail/boardwalk that will provide circulation routes for cyclists and pedestrians. At least 300 linear feet of protected bike lanes will be provided internal to the project and made accessible to the public, with future connections planned from South Congress Avenue to South 1st Street along East Bouldin Creek as well as from South Congress Avenue across the site to Haywood Avenue and across to South 1st Street. The PUD will exceed the minimum required points, achieving a minimum of 10 points. 25‐2, Subchapter E (Design Standards and Mixed Use). In a commercial or mixed‐use development, at least 75 percent of the building frontage of all parking structures is designed for pedestrian‐oriented uses as defined in Section 25‐2‐ 691(C) (Waterfront Overlay District Uses) in ground floor spaces. Provides for affordable housing or participation in programs to achieve affordable housing. Preserves historic structures, landmarks, or other features to a degree exceeding applicable legal requirements. Provides for accessibility for persons with disabilities to a degree exceeding applicable legal requirements. Provides space at affordable rates to one or more independent retail or restaurant small businesses whose principal place of business is within the Austin metropolitan statistical area. Electric Charging Stations 500 South Congress PUD A minimum of 50% of the parking provided onsite will be located below grade. For the remainder of the parking that is above grade a minimum of 75% of the parking structures in the PUD will be designed for pedestrian oriented uses as defined in Section 25‐2‐691(C) (Waterfront Overlay District Uses) in ground floor spaces. Prior to issuance of a final certificate of occupancy for each building, the applicant will be required to pay $9.00 per square foot of bonus area above the baseline FAR of 2:1. The City can use all or a portion of the fee in exchange for onsite affordable units at a rate of $591.00 per square foot. Any such on‐site affordable units will be required to be affordable at 60% MFI for a period of 40 years and in compliance with Chapter 4‐18, Article 2, Density Bonus and Incentive Program requirements. Not applicable. The PUD seeks to create an equitable and inclusive site experience as possible and will provide accessibility for persons with disabilities at a degree that complies with the most stringent legal regulations – be they local, state or federal, both within each of the buildings as well as the overall site and landscape. The PUD will provide 5,000 sf of commercial space for local businesses or non‐profits for lease at an affordable rate for a period of 25 years. Such affordable space shall be available for rent by businesses at no more than eighty percent (80%) of the market rents for similar sized and located commercial space on South Congress Avenue. The PUD will incorporate electric charging stations within the parking garage for use by tenants and visitors of the development. As currently contemplated, the PUD is targeting charging stations for a minimum of 5% of provided parking. Carbon Impact Statement The PUD will participate in the Carbon Impact Statement pilot project and commits to a minimum of 10 points. The sites restored habitat and native plantings will sequester over 5 tons of carbon per year. Parking Structure Frontage Development Bonus Historic Preservation Accessibility Local Small Business Project Specific Superiority Items Project Specific Superiority Items {W0670602.4} 4874-2588-3632, v. 3 500 South Congress PUD Project Specific Superiority Items Project Specific Superiority Items Light Pollution Reduction The PUD will comply with the most current AEGB Light Pollution Reduction criteria available at the time of site plan. Ecology/Bee Habitats The PUD contemplates creating habitat for local bees and other pollinators by using native plants known for attracting pollinators and/or serving as caterpillar host plants. The PUD will include a minimum of 20 native plant species that attract pollinators and/or bird habitat. Project Specific Superiority Items Green Wall Project Specific Superiority Items Additional Community Benefits / Riparian Restoration and Critical Environmental Features (CEFs) The PUD will provide a 500 sf of vertical green wall to reduce the urban heat island effect, increase habitat and overall experience of the site. This will be located within the public realm in an area that receives greater than 4 hours of sunlight and will either be a vine and mesh or living wall system. The PUD commits to making improvements through riparian restoration to both the north and south sides of the creek that will provide a more aesthetic experience for visitors. This includes the expansion of the riparian woodland canopy and enhancement of existing canopy areas to become more biodiverse. In addition, the inclusion of trees of different sizes and age classes will result in more useful habitat. The process of riparian restoration improvement will include: removal of concrete armoring, management of invasive species, installation of bank stabilization where needed and/or laying back of the creek bank, soil enhancement, as well as establishment of a complete riparian community through the planting and seeding of native canopy, understory, and herbaceous layers. The results are better habitat, better places for humans to enjoy nature, and improved water quality. Art in the Public Realm The PUD commits to introducing art into the project’s public realm and shall provide a minimum of $50,000 for public art with the flexibility to provide a rotating exhibit Functional Green Score The PUD will achieve a score of 0.30 under the Draft Functional Green program. SITES Pre‐Certification The PUD will pursue sustainable SITES certification to create a landscape that meets the highest standards in landscape sustainability. LEED Wayfinding/Signage The PUD will commit to achieving a minimum rating of “Silver” for residential buildings and “Gold” for commercial office buildings. The PUD commits to environmental signage and wayfinding that communicates the values of the City of Austin with regard to connection to nature, environmental resilience and sustainability. The PUD will include signage for the following environmental superior elements: Water Quality and Riparian Restoration, Tree Preservation and Relocation, Biofiltration Areas, and Pollinator Planting. Project Specific Superiority Items Project Specific Superiority Items Project Specific Superiority Items Project Specific Superiority Items Project Specific Superiority Items {W0670602.4} 4874-2588-3632, v. 3 EXHIBIT E 500 South Congress PUD Code Modifications General Requirements and Procedures 1. Section 25-1-21(105) (Definitions, Site) is modified to allow a site to cross a public street or right-of-way. 2. Chapter 25-1, Article 14 (Parkland Dedication) is modified such that parkland dedication shall be satisfied in accordance with the standards outlined in the PUD. 3. Section 9-2-21(A)(2) (Permit for Concrete Installation During Non-Peak Hour Periods) is modified to authorize the director to issue a Non-Peak Hour Permit to construct improvements on the Property. Zoning 4. Section 25-2-144(D) (Planned Unit Development (PUD) District Designation) is modified to allow the PUD to include less than 10 acres. 5. Section 25-2, Subchapter B, Article 2, Division 5, Section 2.3.1(L) (Tier One Requirements) is modified to allow the PUD to include less than 10 acres. 6. Section 25-2-491(C) (Permitted, Conditional and Prohibited Uses) is modified to allow the following uses as permitted and conditional uses of the Property. Permitted uses: • Bed & Breakfast (Group 1) • Bed & Breakfast (Group 2) • Condominium Residential • Multifamily Residential • Townhouse Residential • Short-Term Rental (Types 1 and 3) • Administrative and Business Office • Art Gallery • Art Work Shop • Automotive Sales – Max. 8,000 sf interior space. No exterior automotive sales are permitted. • Automotive Rentals • Business or Trade School • Business Support Services • Cocktail Lounge • Commercial Off-Street Parking • Communications Services • Consumer Convenience Services • Consumer Repair Services • Convenience Storage • Electronic Prototype Assembly • Electronic Testing • Financial Services • Food Preparation • Food Sales • General Retail Sales (Convenience) • General Retail Sales (General) • Hotel-Motel • Indoor Entertainment • Indoor Sports and Recreation • Kennels • Laundry Services • Liquor Sales • Medical Offices – exceeding 5,000 sq. ft. gross floor area • Medical Office – not exceeding 5,000 sq. ft. gross floor area • Off-Site Accessory Parking • Outdoor Sports and Recreation • Pedicab Storage and Dispatch • Performance Venue • Personal Improvements Services • Personal Services • Pet Services • Professional Office • Research Assembly Services • Research Services • Restaurant (General) • Restaurant (Limited) • Service Station • Software Development • Theater • Custom Manufacturing • Community Garden • Indoor Crop Production • Urban Farm • Administrative Services • Camp • Club or Lodge • College and University Facilities • Communication Service Facilities • Community Events • Community Recreation (Private) • Community Recreation (Public) • Congregate Living {W1222301.3} 4881-0276-4733, v. 3 • Convalescent Services • Counseling Services • Cultural Services • Day Care Services (Commercial) • Day Care Services (General) • Day Care Services (Limited) • Family Home • Group Home, Class I (General) • Group Home, Class I (Limited) • Group Home, Class II • Hospital Services (General) • Hospital Services (Limited) • Local Utility Services • Maintenance and Service Facilities • Park and Recreation Services (General) • Park and Recreation Services (Special) • Private Primary Educational Facilities • Private Secondary Educational Facilities • Public Primary Educational Facilities • Public Secondary Educational Facilities • Religious Assembly • Safety Services • Telecommunication Tower Conditional uses: • General Warehousing and Distribution • Light Manufacturing • Limited Warehousing and Distribution 7. Section 25-2-691(C) (Waterfront Overlay (WO) District Uses) is modified to allow the following uses as additional pedestrian-oriented uses.  Administrative and Business Offices  Automotive Sales  Automotive Rentals  Automotive Repair Services  Financial Services  Hotel – Motel    Medical Offices – exceeding 5,000 sq. ft. gross floor area  Medical Office – not exceeding 5,000 sq. ft. gross floor area  Performance Venue  Personal Improvement Services  Personal Services Indoor Entertainment Indoor Sports/Recreation {W1222301.3} 4881-0276-4733, v. 3  Pet Services  Professional Office  Recreation and Equipment Sales  Theater  Temporary Uses Described in Section 25-2-921 8. Section 25-2-691(D) (Waterfront Overlay (WO) District Uses) is modified to allow pedestrian oriented uses above the ground floor of a structure. 9. Section 25-2-721(B) (Waterfront Overlay (WO) Combining District Regulations) is modified to allow the following improvements within the primary setback area: Buildings, Sidewalk, Handrails, Pavers, Outdoor Recreation, Boardwalks, Green Infrastructure, Benches, Shade Structures, Site Lighting, Landscaping improvements including - hard surface trails, bicycle trails, picnic facilities, playscapes and rain gardens - underground rain-water cisterns, stormwater outfall structures, concessions, food and beverage vendors, bicycle rentals, sports equipment rentals, dining facilities, performance and special events facilities, boardwalks, sidewalks, pavilions, exercise equipment and courses. 10. Section 25-2-721(B) (Waterfront Overlay (WO) Combining District Regulations) is modified to allow a maximum of 40% percent impervious cover within the primary setback area. 11. Section 25-2-721(G) (Waterfront Overlay (WO) Combining District Regulations) is modified so that loading and unloading shall be allowed from any internal driveway and not required to be screened from public view. Loading and unloading locations on private internal driveways are subject to TCM spacing and dimensional requirements subject to TPW approval. 12. Sections 25-2-742(B)(2) (South Shore Central Subdistrict Regulations) is modified to reduce the primary setback line to 50 feet from the East Bouldin Creek centerline as shown on the Land Use Plan. 13. Development of the property is exempt from Section 25-2-742(C)(2) (South Shore Central Subdistrict Regulations). 14. Section 25-2-742(E)(2) (South Shore Central Subdistrict Regulations) is modified to allow a building base wall with a maximum height of 90 feet south of Riverside Drive. 15. Development of the property is exempt from Section 25-2-742(F) (South Shore Central Subdistrict Regulations). 16. Development of the Property is exempt from the maximum height limitations established in Sections 25-2-742(G)(3) and (G)(4) (South Shore Central Subdistrict Regulations). {W1222301.3} 4881-0276-4733, v. 3 17. Development of the Property is exempt from Chapter 25-2, Subchapter E (Design Standards and Mixed Use), Article 2.2 (Relationship of Buildings and Streets and Walkways), Article 2.3(Connectivity Between Sites), and Article 2.4 (Building Entryways). Site Plan 18. Section 25-5-81(B) (Site Plan Expiration) is modified such that a site plan expires eight (8) years after the date of its approval, unless Section 25-5-81 subsections (C), (D), or (E) are met. Transportation 19. Section 25-6-55 (Dedication of Right-of-Way) is modified to remove the requirement to extend Texas Center Drive through the Property. 20. Section 25-6-381 (Minimum Frontage for Access) is modified to allow access to Congress Avenue and West Riverside Drive which are classified as a major roadway. 21. Section 25-6-477 (Bicycle Parking), 25-6-478 (Motor Vehicle Reductions General), 25-6- 532 (Off-Street Loading Standards), and Appendix A (Tables of Off-Street Loading Requirements and Former Off-Street Parking Requirements) are modified such that the minimum off-street parking, bicycle parking, and loading requirements shall be consistent with market conditions and approved by the TPW Director subject to a TDM Plan approved as part of the PUD. 22. Section 25-6-532 (Off-Street Loading Standards) is modified to allow shared loading and unloading spaces for the various uses within the PUD regardless of where the use or loading and unloading is located within the PUD. Environmental 23. Section 25-8-63(C)(12) (Impervious Cover Calculations) is modified to exclude a parking structure from impervious cover calculations when the parking structure is constructed below the finished grade of the land, is covered by soil having a minimum depth of two feet with an average depth of not less than four feet, and Landowner shall at the time of site plan submit documentation to the City evidencing the discharge or impoundment of groundwater from the parking structure, if any, will be managed to avoid adverse effects on public health and safety, the environment, and adjacent property. A parking structure meeting the requirements of this section may exceed 15% of the site area. 24. Section 25-8-261 (Critical Water Quality Zone Development) and the ECM are modified to allow the following improvement(s) within the Critical Water Quality Zone: Buildings, Sidewalk, Driveways/Drop-Offs, Handrails, Pavers, Outdoor Recreation, Boardwalks, Green Infrastructure, Benches, Shade Structures, Site Lighting, Landscaping improvements including - hard surface trails, bicycle trails, picnic facilities, playscapes {W1222301.3} 4881-0276-4733, v. 3 and rain gardens - underground rain-water cisterns, stormwater outfall structures, concessions, food and beverage vendors, bicycle rentals, sports equipment rentals, dining facilities, performance and special events facilities, boardwalks, sidewalks, pavilions, exercise equipment and courses. 25. Section 25-8-281(C)(1) (Critical Environmental Features) is modified to reduce the critical environmental feature buffer zone from 150-ft to 50-ft. 26. Section 25-8-261(Critical Water Quality Zone Development) is modified to allow impervious cover within the Critical Water Quality Zone to exceed 5% of the total gross area of the Critical Water Quality Zone. Water & Wastewater 27. Section 25-9-412(B) (Reclaimed Water Connection Requirements) is modified such that reclaimed water shall only be used onsite for landscape/irrigation and the at-grade retail. Signage 28. All signage on the Property shall comply with the requirements of Section 25-10-129 (Downtown Sign District Regulations). {W1222301.3} 4881-0276-4733, v. 3 500 SOUTH CONGRESS PUD CODE COMPARISON CHART EXISTING CONDITIONS CURRENT CODE 6.4856 Acres Full Purpose 6.4856 Acres Full Purpose South Central Waterfront Vision Framework Plan 6.4856 Full Purpose 6.4856 Full Purpose 500 SOUTH CONGRESS PUD EXHIBIT F Acreage Jurisdiction Use The property is developed with a four-story office building, a two-story office building, a convenience store, and a multi-family complex with surface parking and related infrastructure. Height The existing buildings on the property range from 2- stories to 4-stories. Setbacks The existing improvements on the property encroach into the primary and secondary setback lines established along Bouldin Creek. The property is zoned CS-1-NP and CS-1-V-NP. A mix of uses are permitted under this existing zoning district and applicable South Shore Central Waterfront Overlay. Assumed property would be developed using PUD zoning. The PUD will consist of a mixed use development with office, hotel, residential, retail, food sales, and food and beverage uses. The PUD proposes a maximum height of 650-ft for a small portion of the site north of the internal drive. The remainder of the site will be limited to a maximum height of 500-ft. The PUD proposes 0-ft setbacks along all property lines. Additionally, the PUD proposes to maintain a 50-ft primary setback parallel to the centerline of East Bouldin Creek and to remove the secondary setback line. 371,000 sq.ft. of Office 32,000 sq.. of Retail 387,000 sq.ft. of Residential 824 above grade structured parking spaces 412 below grade structured Two 200-ft buildings at 15 - 18 stories. The proposed South Central Waterfront Combining District recommends no maximum building height for the property. The SCWFP proposes to consolidate the 80-ft primary and 130-ft secondary waterfront overlay setback established from the centerline of East Bouldin Creek to a 100-ft primary setback. The proposed combining district exempts you from the use and impervious cover limitations within the primary and secondary setback area. Given this proposed change, it appears staff is less concerend with the development that occures within these areas. For the portion of the property zoned CS-1-NP, the property can achieve a maximum height of 60-ft. For the portions of the property zoned CS-1-V-NP, a maximum building height of 90-ft may be achieved in accordance with Section 4.3 of Subchapter E (Vertical Mixed Use Buildings). Section 25-2-742(G)(South Shore Central Subdistrict Regulations) The maximum height is: (1) For structures located between the primary and secondary setback lines, the lower of 35-ft of the maximum height allowed in the base zoning district. (3) For structures located within 100-ft of the right-of-way of South Congress Avenue or South First Street, the lower of 60-ft or the maximum height allowed in the base zoning district. (4) For structures located in all other areas of the subdistrict, the lower of 96-ft or the maximum height allowed in the base zoning district. Section 25-2-642 (Capitol View Corridor (CVC) Overlay District Regulations ) (A) In the Capitol View Corridor (CVC) combining district, the maximum height permitted is the lesser of: (1) the base district maximum height; or (2) The maximum height provided in this section. (B) In a Capitol view corridor, a structure may not exceed the elevation of the plane delineating the corridor. The height limit exceptions in Section 25-2-531 (Height Limit Exceptions) do not apply to this subsection. Section 25-2-492 (Site Development Regulations) Front Yard Setback: 10-ft Street Side Yard: 10-ft Interior Side Yard: 0-ft Rear Yard: 0-ft 25-2-742(South Shore Central Subdistrict Regulations) establish a primary setback line located 80-ft from the centerline of East Bouldin Creek and a secondary setback line 130-ft from the primary setback line parallel to the East Bouldin Creek centerline. Per Section 25-2-721(B) (Waterfront Overlay (WO) Combining District Regulations) in a primary setback area: (1) except as otherwise provided in this subsection, parking areas and structures are prohibited; and (2) Park facilities, including picnic tables, observation decks, trails, gazebos, and pavilions, are permitted if: (a) The park facilities are located on public land; and (b) the impervious cover does not exceed 15% Per Section 25-2-721(C)(South Shore Central Subdistrict Regulations) in a secondary setback area: (1) foundations, patios, terraces, outdoor restaurants, and similar uses are permitted; and (2) impervious cover may not exceed 30%. Section 25-2-742(F)(South Shore Central Subdistrict Regulations) requires a basewall with a maximum height of 35-ft for structures adjacent to and oriented towards Riverside Drive. The portion of the structure building above the basewall and oriented toward Riverside Drive must fit within an envelop delineated by a 70 degree angle starting at a line along the top of the basewall with the base of the angle being the horizontal plan extending from the line parallel to and away from the surface of Riverside Drive. Park Acreage There is no parkland currently on the existing development. The property is located entirely within a Parkland Deficient Area. Section 25-1-601(B) (General Provisions) - Except as otherwise provided in this section the parkland dedication requirements of this article apply to: (1) A residential or commercial subdivision within the planning jurisdiction (2) A site plan within the zoning jurisdiction that includes residential units or commercial square footage; and (3) A building permit for residential or commercial development, as provided under Section 25-1-608 Section 25-2-608(N) (Dedication of Parkland) Development within a PUD zoning district, may, if required by the ordinance adopting the PUD, be subject to additional parkland requirements and may be entitled to count dedicated parkland towards meeting the open space requirements under Chapter 25-2, Article 2, Division 5 (Planned Unit Developments). Identifies areas along East Bouldin Creek within the 100' primary setback and as permanent public access area. The plan further calls for pedestrian access to East Bouldin Creek from the extension of Texas Center Drive within public access easements. The PUD proposes to dedicate parkland area not to exceed 15% of the total land area as shown on the conceptual open space plan submitted with the PUD. This area will include a trail connection to Haywood as well as an east-west trail along the creek. Open Space There is no open space within the existing development. Chapter 25-2, Subchapter E, Section 2.7 (Private Common Open Space and Pedestrian Amenities): all development greater than 2 acres in size and all multi-family and condominium uses shall devote a minimum of 5% of the gross site area to one or more types of private common open space and pedestrian amenities outlined in the section. Water Quality The existing development does not provide any water quality controls. Section 25-8-211 (Water Quality Control Requirement ) - Water quality controls are required for development if the total of new and redeveloped impervious cover exceeds 8,000 square feet. Drainage The property currently drains to East Bouldin Creek. There is no detention currently on the site. Section 25-7-61 (Criteria for Approval of Development Applications) (A) A development application may not be approved unless: (1) the proposed development application demonstrates sufficient capacity for the design flood, as determined by the Drainage Criteria Manual; (2) each proposed improvement is sufficiently strong to resist: (a) external pressure caused by earth or building; and (b) internal pressure or abrasion caused by water or debris; (3) The proposed grades will not permit water to gather in a pool that may become stagnant, excluding variable pools in creek beds as a result of natural channel design; (4) temporary and permanent measures to control erosion are sufficient to minimize siltation of the waterway as determined under the ECM; and (5) The proposed development: (a) will not result in additional adverse flooding impact on other property; (b) to the greatest extent feasible, preserves the natural and traditional character of the land and the waterway located within the 100-year floodplain; (c) except as provided in Subsection B, includes on-site control of the two-year peak flood, as determined under the DCM and ECM. (d) will not result in additional erosion impacts on other property; and (e) locates all proposed improvements outside the erosion hazard zone, unless protective works are provided as prescribed in the ECM. Identifies areas along East Bouldin Creek within the 100' primary setback and as permanent public access area. The plan further calls for pedestrian access to East Bouldin Creek from the extension of Texas Center Drive within public access easements. Green infrastructure such as: permeable pavement, bioswales, raingardens, green roofs, constructed wetlands. The PUD will provide 10% more open space than the 10% and 20% open space requirements for residential and nonresidential programs respectively - as per Tier 2 Superiority. At a minimum, at least 50% of water quality volume will be treated using green water quality controls among those described in the ECM. As currently contemplated, the PUD will utilize rainwater harvesting and a rain garden system to treat approximately 50% of the required water quality volume onsite - first in below grade vaults (using inefficient parts of the parking garage), then pumping this water into raingardens, over the course of a permitted maximum 48 hours, to achieve 100% of the required stormwater treatment using green water quality controls - which will support greater biodiversity and regionally native plants, while reducing stormwater impacts to Bouldin Creek. Green infrastructure such as: permeable pavement, bioswales, raingardens, green roofs, constructed wetlands. We will be meeting code requirements for site detention. Floodplain Portions of the property are located within the City of Austin 25-year and 100-year floodplain. The property is also partially located within the FEMA 100-year floodplain. There are existing improvements/structures located within these areas. Section 25-7-92 (Encroachment on Floodplain Prohibited) (A) Except as provided in Section 25-7-96 (Exceptions in the 25-year floodplain) and unless a variance is granted by the director, a development application may not be approved if a proposed building or parking area encroaches on the 25-year floodplain. (B) Except as provided in Section 25-7-93(General Exceptions), 25-7-94(Exceptions in Central Business Area), and 25-7-95(Exceptions for Parking Areas) and unless a variance is granted by the director, a development application may not be approved if a proposed building or parking area encroaches on the 100-year floodplain. N/A Impervious Cover The property is currently developed with 77.3% impervious cover. Section 25-2-492(Site Development Regulations) limits impervious cover for property zoned CS- 1 to 95%. N/A Instead of showing the existing floodplain per GIS, the floodplain delineation has been updated based on the City models and more detailed topographic information for the site. The PUD proposes to remove 8,000 square feet of concrete embankment and 8,890 square feet of impervious cover within the East Bouldin Creek Floodplain for a total of 16,890 square feet. The PUD proposes a maximum impervious cover of 90% which is a 5% reduction of the maximum impervious cover allowed under existing zoning. CWQZ The property includes approximately 2.25 acres within the Critical Water Quality Zone (CWQZ) at 75% impervious cover. There are several improvements including building structures and surface parking within this area. Section 25-8-261 (Critical Water Quality Zone Development) - Development is prohibited in a Critical Water Quality Zone with the exception of passive improvements such as fences, open space, athletic fields, etc.. Development allowed within the Critical Water Quality Zone under this Division shall be revegetated and restored within the limits of construction as prescribed by the ECM. Compliance with current code. Proposed trails along East Bouldin Creek shall be located a least 50-ft from the centerline of the creek. As currently contemplated, the PUD proposes a 7,658 SF reduction of impervious cover in the CWQZ, which includes the existing buildings and accessory surface parking lots. The PUD proposes removing over 8,000 square feet of concrete embankment adjacent to Bouldin Creek as well as 8,890 square feet of additional impervious cover from the floodplain. N/A Critical Environmental Features (CEF) N/A CWQZ crossing Cut/Fill Construction on Slopes Tree Protection N/A N/A N/A N/A N/A N/A N/A Section 25-8-602(Definitions) (1) Heritage Tree means a tree that haws a diameter of 24 inches or more, measured four and a half feet above natural grade, and is one of the following species: Texas Ash, Bald Cypress, American Elm, Cedar Elm, Texas Madrone, Bigtooth Maple, All Oaks, Pecan, Arizona Walnut, Eastern Black Walnut. (2) Protected tree means a tree with a diameter of 19-inches or more, measured four and a half feet above natural grade. Section 25-8-621 (Permit Required for Removal of Protected Trees; Exceptions). (A) Except as otherwise provided in this section, a person may not remove a protected tree unless the Planning and Development Review Department has issued a permit for removal under this Division. Section 25-8-641 (Removal) (A) Removal of a heritage tree is prohibited unless the Planning and Development Review Department has issued a permit for the removal under this Division. (B) A permit to remove a heritage tree may be issued only if a variance is approved under Section 25-8-642(Administrative Variance) or 25-8-643(Land Use Commission Variance). Green Building N/A The property is not required to comply with the City of Austin's Green Building Program under Current Code. N/A N/A N/A N/A Tree Protection: -100% of heritage trees shall be preserved, unless a tree is dead, diseased, or an imminent hazard. Protected trees shall be preserved. Street Trees: - At least 1,000 cubic fee of soil volume shall be provided per tree. Alternatively, the City Arborist may allow alternative compliance if there is a utility conflict or 1,000 cubic fee is otherwise not available. - Overhead utilities shall be relocated underground to avoid any conflicts with the planting of shade trees. - all new utilities shall be located under the street with sufficient clearances to allow for the tree planting zone. Lateral lines may cross the planting zone. -Exhibit overhead utilities shall be relocated underground. -Root barriers shall be introduced and located solely on the utility sid, rather than creating boxes around the trees. 2-Star AEGB rating. N/A While our site does not contain any Critical Environmental Features (CEFs), it is impacted by a CEF located on the south side of the creek that the Project is currently evaluating/surveying. The PUD requests to reduce the CEF setback buffer from 150' to 50' as recommended per the ERI. N/A N/A 100% of all Heritage trees that are not dead, diseased or an imminent danger to people or property will be preserved. The PUD will achieve a minimum 2 star rating under the City of Austin's Green Building Program. The PUD will also achieve a minimum rating of Silver for resdiential buildings and Gold for commercial office buildings under the LEED program. CS-1-V-NP CS-1-V-NP CS-1-V-NP I N O S V E R I EXHIBIT G 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 5 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 3 7 8 7 s a x e T , n i t s u A 5 2 1 e t i u S l , . d v B o t l a R 8 0 7 7 i CS-1-V-NP P-NP CS-1-V-NP E V D A O O W Y A H RIV E R SID E D R CS-1-V-NP CS-1-V-NP CS-1-V-NP P-NP TOTAL SITE AREA: 6.48 ACRES CS-1-V-NP CS-1-NP CS-1-V-NP CS-1-V-NP UNZ E V A S S E R G N O C CS-1-V-NP CS-1-V-NP . O N E T A D SITE BOUNDARY ADJACENT TRACT LINE CRITICAL WATER QUALITY ZONE CRITICAL WATER QUALITY ZONE HATCH EAST BOULDIN CREEK CENTERLINE WATERFRONT OVERLAY PRIMARY SETBACK WATERFRONT OVERLAY SECONDARY SETBACK PER SOUTH SHORE CENTRAL DISTRICT EXISTING HEC-RAS CORRECTED EFFECTIVE 100 YR FLOODPLAIN BOUNDARY EXISTING HEC-RAS CORRECTED EFFECTIVE 100 YR FLOODPLAIN BOUNDARY HATCH EXISTING 150' RIM ROCK BUFFER EXISTING 150' RIM ROCK BUFFER HATCH I G N N O Z G N T S X E I I X T , D U P S S E R G N O C . S 0 0 5 I N T S U A S S E R G N O C . S 0 0 5 I S E N A P M O C D E T A L E R E H T M P 3 4 1 5 2 : , 2 1 r a M l n o y e g n a m y b d e l 5 0 0 0 0 - 0 7 8 3 1 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET 01 05 OF i f i . d o m g w d E N O Z - 5 0 0 0 0 - 0 7 8 3 1 1 \ S T B H X E D U P S T B H X E D A C - 0 0 \ l i I \ I I I \ i v C \ 5 0 0 0 0 - 0 7 8 3 1 1 \ : V RIV E R SID E D R EXHIBIT H 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 5 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 3 7 8 7 s a x e T , n i t s u A 5 2 1 e t i u S l , . d v B o t l a R 8 0 7 7 i E V D A O O W Y A H CS-1-V-NP CS-1-NP TOTAL SITE AREA: 6.48 AC E V A S S E R G N O C CS-1-V-NP CS-1-V-NP CRITICAL WATER QUALITY ZONE CRITICAL WATER QUALITY ZONE HATCH EAST BOULDIN CREEK CENTERLINE PROPERTY LINE 100' SETBACK FROM SOUTH CONGRESS ROW WATERFRONT OVERLAY SECONDARY SETBACK PER SOUTH SHORE CENTRAL DISTRICT WATERFRONT OVERLAY PRIMARY SETBACK EXISTING HEC-RAS CORRECTED EFFECTIVE 100 YR FLOODPLAIN BOUNDARY EXISTING HEC-RAS CORRECTED EFFECTIVE 100 YR FLOODPLAIN BOUNDARY HATCH EXISTING 150' RIM ROCK BUFFER EXISTING 150' RIM ROCK BUFFER HATCH I I S N O T D N O C G N T S X E I I X T D U P S S E R G N O C . S 0 0 5 , I N T S U A S S E R G N O C . S 0 0 5 I S E N A P M O C D E T A L E R E H T M P 2 5 : 1 5 2 , 2 1 r a M l n o y e g n a m y b d e l i f i . - - d o m g w d D N O C H X E D U P - 5 0 0 0 0 - 0 7 8 3 1 1 x \ S T B H X E D U P S T B H X E D A C - 0 0 \ l i \ \ I I I I i v C \ 5 0 0 0 0 - 0 7 8 3 1 1 \ : V 5 0 0 0 0 - 0 7 8 3 1 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET 02 05 OF RIV E R SID E D R E V D A O O W Y A H HEIGHT AREA 1: MAX. HEIGHT 650' MIXED USE TOTAL SITE AREA: 6.48 AC HEIGHT AREA 2: MAX. HEIGHT 500' EXHIBIT I 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 5 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 3 7 8 7 s a x e T , n i t s u A 5 2 1 e t i u S l , . d v B o t l a R 8 0 7 7 i E V A S S E R G N O C CRITICAL WATER QUALITY ZONE CRITICAL WATER QUALITY ZONE HATCH EAST BOULDIN CREEK CENTERLINE PROPERTY LINE 50' PRIMARY CREEK SETBACK EXISTING HEC-RAS CORRECTED EFFECTIVE 100 YR FLOODPLAIN BOUNDARY EXISTING HEC-RAS CORRECTED EFFECTIVE 100 YR FLOODPLAIN BOUNDARY HATCH SITE BOUNDARY PROPOSED 50' RIM ROCK BUFFER PROPOSED 50' RIM ROCK BUFFER HATCH HEIGHT AREA 1 (MAX 650') HEIGHT AREA 2 (MAX 500') N A L P E S U D N A L D E S O P O R P X T D U P S S E R G N O C . S 0 0 5 , I N T S U A S S E R G N O C . S 0 0 5 I S E N A P M O C D E T A L E R E H T M P 2 4 1 5 2 : , 2 1 r a M l n o y e g n a m y b d e l i f i . - d o m g w d E S U D N A L - 5 0 0 0 0 - 0 7 8 3 1 1 \ S T B H X E D U P S T B H X E D A C - 0 0 \ l i I \ I \ I I i v C \ 5 0 0 0 0 - 0 7 8 3 1 1 \ : V 5 0 0 0 0 - 0 7 8 3 1 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET 03 05 OF LAND USES AND INTENSITIES NOTED ABOVE ARE SUBJECT TO CHANGE. SUCH CHANGES SHALL BE PROCESSED ADMINISTRATIVELY AS LONG AS THE NUMBER OF TRIPS SHOWN IN THE TIA DATED 08/13/2024 AND ANY SUBSEQUENT AMENDMENTS TO THE TIA ARE NOT EXCEEDED. • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • – – – – – – – EXHIBIT J 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 5 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 3 7 8 7 s a x e T , n i t s u A 5 2 1 e t i u S l , . d v B o t l a R 8 0 7 7 i – ’ S E T O N L A R E N E G X T D U P S S E R G N O C . S 0 0 5 , I N T S U A S S E R G N O C . S 0 0 5 I S E N A P M O C D E T A L E R E H T M P 7 4 5 5 2 : , 9 r p A l n o y e g n a m y b d e l i f i . - d o m g w d S E T O N H X E - 5 0 0 0 0 - 0 7 8 3 1 1 \ S T B H X E D U P S T B H X E D A C - 0 0 \ l i I \ I I I \ i v C \ 5 0 0 0 0 - 0 7 8 3 1 1 \ : V 5 0 0 0 0 - 0 7 8 3 1 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET 04 05 OF POINT OF ACCESS RIV E R SID E D R E V D A O O W Y A H POINT OF ACCESS ONE-WAY DRIVEWAY POINT OF ACCESS POINT OF ACCESS TOTAL SITE AREA: 6.48 ACRES E V A S S E R G N O C PROPOSED INTERNAL DRIVEWAY (ONE WAY) POINT OF ACCESS PEDESTRIAN SIDEWALK PROPOSED 50' PRIMARY SETBACK POINT OF ACCESS HEC-RAS 100 YR FLOODPLAIN APPROXIMATE CREEK CENTERLINE STORM WATER DRAINAGEWAY EASEMENT VOL. 4005, PG. 1155 PROPOSED 50' RIM ROCK BUFFER APPROX. LOCATION EXISTING RIM ROCK (CRITICAL ENVIRONMENTAL FEATURE) EXHIBIT K 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 5 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 3 7 8 7 s a x e T , n i t s u A 5 2 1 e t i u S l , . d v B o t l a R 8 0 7 7 i I N O S V E R I . O N E T A D SITE BOUNDARY ADJACENT TRACT LINE PEDESTRIAN TRAIL/BOARDWALK ROUTE CRITICAL WATER QUALITY ZONE CRITICAL WATER QUALITY ZONE HATCH EAST BOULDIN CREEK CENTERLINE 50' PRIMARY CREEK SETBACK EXISTING HEC-RAS CORRECTED EFFECTIVE 100 YR FLOODPLAIN BOUNDARY EXISTING HEC-RAS CORRECTED EFFECTIVE 100 YR FLOODPLAIN BOUNDARY HATCH PROPOSED 50' RIM ROCK BUFFER PROPOSED 50' RIM ROCK BUFFER HATCH I I T B H X E S S E C C A * ** LOCATION AND CONFIGURATION OF ACCESS POINTS WILL BE BASED UPON FINAL DESIGN LOCATION AND CONFIGURATION OF TRAIL AND BOARDWALK IS APPROXIMATE AND SUBJECT TO CHANGE BASED UPON FINAL DESIGN *** THIS PUD WILL PROHIBIT GATED ROADWAYS X T , LAND USES AND INTENSITIES NOTED ABOVE ARE SUBJECT TO CHANGE. SUCH CHANGES SHALL BE PROCESSED ADMINISTRATIVELY AS LONG AS THE NUMBER OF TRIPS SHOWN IN THE TIA DATED 08/13/2024 AND ANY SUBSEQUENT AMENDMENTS TO THE TIA ARE NOT EXCEEDED. D U P S S E R G N O C . S 0 0 5 I N T S U A S S E R G N O C . S 0 0 5 I S E N A P M O C D E T A L E R E H T M P 7 4 : 5 5 2 , 9 r p A l n o y e g n a m y b d e l i f i I . I d o m g w d T B H X E S S E C C A 5 0 0 0 0 - 0 7 8 3 1 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET 05 05 OF - I I P H X E - 5 0 0 0 0 - 0 7 8 3 1 1 \ S T B H X E D U P S T B H X E D A C - 0 0 \ l i \ I I \ i v C \ 5 0 0 0 0 - 0 7 8 3 1 1 \ : V EXHIBIT L landscape architects, planners & designers 3232 e cesar chavez st bldg 1, suite 100 austin, tx 78702 [512] 327-1011 project 500 S. Congress PUD related co. austin, tx project number a23034 issue date 04/07/25 designed: drawn: reviewed: sheet title conceptual open space plan sheet L.04 CONCEPTUAL OPEN SPACE AND PARKLAND DEDICATION PLAN 1 0' 15' 30' 60' SCALE: 1"=30' N O R T H EXHIBIT M Notes: 1. There are no trails and/or impervious cover within 50’ of the critical environmental feature on the adjacent state-owned land. 2. The Rimrock feature is upstream of the site and will not be impacted by any activities at 500 S. Congress. 3. Not more than 2,000 sqft of trail and/or imprevious cover are planned within 150’ of critical environmental feature on adjacent state-owned property. 4. Mitigation is not being considered for necessary creek armoring. Mitigation Table Area of CEF Buffer Trail Impact: .0459 AC (2,000 sq ft) Area of Riparian Restoration Mitigation: .0459 AC (2,000 sq ft) Seeds used in Mitigation*: 1.5 lbs * Seeding Rate based on (609s.5 Table 6 @ 27 lbs/arce+20%) * Delineation of the proposed floodplain/CWQZ is subject to change based on final design and will be confirmed during the site plan process. 500 S. CONGRESS PUD Critical Environmental Feature Mitigation hayw ood hayw ood r r i i v v e e r r S S i i d d e e d d r r i i v v e e DEVELOPED 100 YEAR FLOODPLAIN/CWQZ S S S S e e r r g g n n o o C C h h t t u u o o S S 50’ PRIMARY SETBACK Riparian Restoration CEF Mitigation Subject to change based on final design Proposed 50’ Primary Setback Proposed 50’ Critical Environmental Feature Setback Code Required 150’ Critical Environmental Feature Setback Riparian Restoration CEF Mitigation Conceptual Bank armoring East Bouldin Creek Site Boundary 0 100 ft CODE REQUIRED 150’ CRITICAL ENVIRONMENTAL FEATURE SETBACK PROPOSED 50’ CRITICAL ENVIRONMENTAL FEATURE SETBACK e e a a s s t t b b o o u u l l d d i i n n c c r r e e e e k k CRITICAL ENVIRONMENTAL FEATURE ENVIRONMENTAL SUPERIORITY ELEMENTS Developed 100 year floodplain/CWQZ Floodplain restoration planting Pollinator bed plantings or rain gardens Trail within 150’ CEF buffer 500 S. CongressPrepared by Siglo Group I N O S V E R I . O N E T A D WATERFRONT PRIMARY SETBACK BARTON SPRING ROAD-CONGRESS AVENUE CONNECTOR FEMA FLOODPLAIN CRITICAL WATER QUALITY ZONE COA 100 YR EAST BOULDIN CREEK CENTERLINE PROPERTY LINE 100' SETBACK FROM SOUTH CONGRESS ROW COA 100 YR HATCH CRITICAL WATER QUALITY ZONE HATCH PERVIOUS COVER CS-1-V-NP CS-1-NP SITE AREA: 6.01 AC CS-1-V-NP EXISTING CWQZ IMPERVIOUS COVER CALCS: ML 2024-10-07 CWQZ TOTAL AREA = 36,662 SF (0.8416 AC) PERVIOUS COVER = 18,982 SF (0.4358 AC) IMPERVIOUS COVER = 17,680 (0.4058 AC) IMPERVIOUS COVER % = 48.2% EXHIBIT M 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 4 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 3 7 8 7 s a x e T , n i t s u A 5 2 1 e t i u S l , . d v B o t l a R 8 0 7 7 i / I N A L P D O O L F Z Q W C G N T S X E I I I S E N A P M O C D E T A L E R E H T I I N H T W R E V O C S U O V R E P M I I X T , S S E R G N O C . S 0 0 5 I N T S U A S S E R G N O C . S 0 0 5 5 0 0 0 0 - 0 7 8 3 1 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET EXH OF M P 0 3 : 4 4 2 , 7 t c O n o l l y e g n a m y b d e i f i d o m g w d p m . i - x e - z q w c - 5 0 0 0 0 - 0 7 8 3 1 1 x _ 7 0 - 0 1 - 4 2 0 2 R E V O C S U O V R E P M I \ I \ I I S T B H X E D A C - 0 0 \ l i \ i v C \ 5 0 0 0 0 - 0 7 8 3 1 1 \ : V RIV E R SID E D R E V D A O O W Y A H E V A S S E R G N O C PHASE 1 TOTAL SITE AREA: 6.48 ACRES SITE/PHASING BOUNDARY CRITICAL WATER QUALITY ZONE CRITICAL WATER QUALITY ZONE HATCH EAST BOULDIN CREEK CENTERLINE 50' PRIMARY CREEK SETBACK EXISTING HEC-RAS CORRECTED EFFECTIVE 100 YR FLOODPLAIN BOUNDARY EXISTING HEC-RAS CORRECTED EFFECTIVE 100 YR FLOODPLAIN BOUNDARY HATCH SITE BOUNDARY PROPOSED 50' RIM ROCK BUFFER PROPOSED 50' RIM ROCK BUFFER HATCH IC WITHIN THE PROPOSED FLOODPLAIN/CWQZ (BASED ON LAKEFLATO SITE PLAN AND CROSS SECTIONS) PROPOSED IMPERVIOUS COVER IN PROPOSED CWQZ (BASED ON LAKE FLATO CROSS SECTIONS) PROPOSED CWQZ AREA: 1.1122 AC. (48,448 SF) TRAIL/SIDEWALK 0.0859 AC. (3,740 SF) FLATWORK BLDG. 0.0998 AC. (4,348 SF) 0.0444 AC. (1,934 SF) PROPOSED TOTAL IC: 0.2301 AC. (10,022 SF) PROPOSED IC %: 20.7% EXHIBIT N 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 4 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 3 7 8 7 s a x e T , n i t s u A 5 2 1 e t i u S l , . d v B o t l a R 8 0 7 7 i I N O S V E R I . O N E T A D I S U O V R E P M I D E S O P O R P X T , D U P S S E R G N O C . S 0 0 5 I N T S U A S S E R G N O C . S 0 0 5 Z Q W C - R E V O C I S E N A P M O C D E T A L E R E H T M P 6 5 3 : 4 2 , 7 t c O n o l y e g n a m y b l 5 0 0 0 0 - 0 7 8 3 1 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET EXH OF d e i f i d o m g w d C . I \ Z Q W C d e s o p o r P Z Q W C S T B H X E D A C - 0 0 \ l i \ I I \ i v C \ 5 0 0 0 0 - 0 7 8 3 1 1 \ : V 500 S. CONGRESS PUD Environmental Superiority Plan hayw ood hayw ood r r i i v v e e r r S S i i d d e e d d r r i i v v e e DEVELOPED 100 YEAR FLOODPLAIN/CWQZ S S S S e e r r g g n n o o C C h h t t u u o o S S 50’ PRIMARY SETBACK e e a a s s t t b b o o u u l l d d i i n n c c r r e e e e k k PROPOSED 50’ CEF SETBACK ENVIRONMENTAL SUPERIORITY ELEMENTS Developed 100 year floodplain/CWQZ Floodplain restoration planting Pollinator bed plantings or rain gardens Proposed 50’ primary Setback Proposed 50’ CEF Setback Subject to change based on final design Conceptual Bank armoring East Bouldin Creek Site Boundary 0 100 ft EXHIBIT O Notes: 1. 2. Increased Floodplain Volume: 100-year floodplain volume will increase by 25,000 cu ft on the site. Increased Floodplain Functionality: All floodplain habitat areas will move from “poor” or “fair” to at least “good” condition based on the functional floodplain assessment as described in Appendix X of the City of Austin Environmental Criteria Manual. 3. Armoring and Impervious Cover Reductions in the Floodplain: Bank armoring will be reduced to only areas critical for urban creek stability resulting in the removal of 8,000 square feet of concrete embankment and 8,890 square feet of parking lot within East Bouldin Creek Floodplain. 4. Increased Creek Habitat: Over 23,000 sq ft will be restored riparian habitat in the 100-year floodplain. Restoration will include invasive species removal, soil decompaction and enhancement, planting, and seeding. 5. Native Pollinator Plants: The PUD will include at least 20 native plant species that attract pollinators. 6. SITES Certification: The PUD will pursue Sustainable SITES certification to create a landscape that meets the highest standards in landscape sustainability. 7. Superior Plant Diversity and Stability: The proposed plan will include at least 20 species native to the Edwards Plateau and Blackland Prairie, which are important throughout the lifespan of pollinators. The PUD will take advantage of the canyon-like setting within this urban development and utilize the unique species of the Edwards Plateau and Blackland Prairie to create landscapes that are both ecologically appropriate and aesthetically appealing. Over 50 species will be included in the final planting plan provided as part of the site plan and 70% of all plantings on site will be from the Edwards Plateau and Blackland Prairie. All riparian restoration plantings will exceed density and diversity code requirements by at least 20%, based on COA ECM 609s criteria. Additionally, 30% of the plant species along the wetland fringe of East Bouldin Creek will have a stability rating of 6 or greater. 8. Carbon Sequestration: The sites restored habitat and native plantings will sequester over 5 tons of carbon per year. 9. Human/ Nature Connection: The PUD will engage visitors with shaded open space that allows for appreciation and engagement with the restored riparian areas and compelling landscapes throughout the site that showcase native flora and fulfill the aspirations of the South Central Waterfront Plan. 10. Natural Areas Management Plan: A natural areas management plan will be prepared and provided at time of site plan. The plan will use an adaptive management framework with a focus on an enhanced user experience, ecological functionality, creek health, water quality, integrated pest management, invasive species management, increases in diversity through planting and seeding, ensuring natural vegetative cover, and annual monitoring. * Delineation of the proposed floodplain/CWQZ is subject to change based on final design and will be confirmed during the site plan process. 500 S. Congress Environmental SuperiorityPrepared by Siglo Group EXHIBIT P January 30, 2025 Revised March 7, 2025 Zach Kretsch, P.E., CFM City of Austin, Watershed Protection Department PO Box 1088 Austin, TX 78767 RE: 500 South Congress PUD (C814-2024-0001) Floodplain Modeling Mr. Kretsch, For the 500 South Congress PUD (C814-2024-0001), GarzaEMC was requested to review the Effective floodplain model and prepare a Corrected Effective model for East Bouldin Creek in the vicinity of the subject site to reflect current existing topographic conditions and City of Austin (COA) Atlas 14 flows. A copy of the FEMA/COA Effective hydraulic model was obtained by GarzaEMC via the COA FloodPro online tool. The Effective model for “East Bouldin Creek” was completed in United States Army Corps of Engineers (USACE) Hydrologic Engineering Center’s River Analysis Software (HEC-RAS) version 4.1.0 in 2005 by Halff Associates, Inc. as part of a Travis County Flood Insurance Restudy and later updated by Halff Associates per the “Park at East Bouldin Letter of Map Revision (18-06-2729P).” This hydraulic model (one-dimensional, steady flow) was opened and run in HEC-RAS 4.1.0 to confirm Effective model results and create a Duplicate Effective model. A topographic survey of the subject property was completed by Stantec, Inc. in October 2023. This topographic survey data and TIN surface were provided to GarzaEMC on behalf of the client. GarzaEMC created a combined existing conditions surface using Autodesk Civil3D software by merging the Stantec site survey with current City of Austin GIS contours (to include topographic data beyond the site survey limits). Effective cross-section geometry was imported into Civil3D, which was then used to extract station-elevation data from the existing conditions topographic surface for each of the impacted cross sections along the subject property. A Corrected Effective model was then created in HEC-RAS 4.1.0 by inserting the survey station-elevation data for the portion(s) of each Effective cross section overlapping the surveyed site area. Two (2) new cross sections were also added to the Corrected Effective model at river stations 3101 and 2802, and obstructions were added/edited for the affected cross sections to reflect existing structures on the subject property. In addition to these geometry updates, the Effective hydrologic model downloaded from COA FloodPro was updated using Hydrologic Engineering Center’s Hydrologic Modeling Software (HEC-HMS) version 4.8 to reflect City of Austin Atlas 14 rainfall data. The resulting flows from the Atlas 14 updated HMS model were applied to the Corrected Effective RAS model steady flow data. GarzaEMC | 7708 Rialto Blvd., Suite 125 | Austin, TX 78735 | 512.298.3284 www.garzaemc.com | TBPE No. F-14629 Page 2 Following these edits, the one-dimensional, steady flow hydraulic analysis was recomputed in HEC-RAS to create the Corrected Effective RAS model. Table 1 summarizes the COA Atlas 14 flows from the revised HEC-HMS model, which were then used to update the Steady Flow data in the Corrected Effective HEC-RAS model. Table 1: Corrected Effective HMS Model Summary HMS Junc(cid:72)on Reach RAS River Sta(cid:72)on JEBLDNO90a JEBLDNO100a 3 3 4415 2247 Effec(cid:72)ve FEMA 100-year flows (pre-Atlas 14) 4280 4520 Effec(cid:72)ve FEMA 500-year flows (pre-Atlas 14) 5200 5390 Corrected Effec(cid:72)ve 100-year flows (Atlas 14) 4856.4 5092.3 Table 2 summarizes the HEC-RAS Corrected Effective model, including cross sections that were revised or added per new survey/GIS station-elevation data and the resulting Water Surface Elevations (WSELs). Table 2: Corrected Effective RAS Model Summary XS River Sta(cid:72)on XS updated with new topo? (Y/N) 3631 3454 3231 3101* 2977 2882* 2773 2707 2629 2447 2362 N N Y Y* Y Y* Y Y N N N Effec(cid:72)ve WSEL ((cid:77)) 450.66 450.63 450.61 N/A 450.52 N/A 450.50 450.50 450.30 447.05 446.88 *New cross-section added for Corrected Effective model. Corrected Effec(cid:72)ve WSEL ((cid:77)) 451.15 451.11 451.06 451.04 450.95 450.95 450.95 450.95 450.76 447.24 447.07 Corrected Effec(cid:11)ve vs. Effec(cid:11)ve Δ WSEL ((cid:77)) 0.49 0.48 0.45 N/A 0.43 N/A 0.45 0.45 0.46 0.19 0.19 For delineation of the resulting floodplain, ArcMap 10.8.1 and SAGA-GIS software were used to generate a terrain file from the combined existing conditions surface previously described above. The RASMapper tool in HEC-RAS 4.1.0 was then used to delineate the floodplain boundaries with terrain. The resulting Atlas-14 100-year floodplain boundary is shown on the attached “Corrected Effective Floodplain” exhibit. Page 3 The following certification statements are provided in conjunction with the floodplain modeling and delineation summarized above and per the provided attachments: - - I, Nathan Presmyk, P.E., confirm that the best available data was used to delineate the City of Austin floodplain per Drainage Criteria Manual (DCM) Section 1.2.6. I, Nathan Presmyk, P.E., certify the accuracy of the provided HEC-HMS and HEC-RAS models for the subject site. Sincerely, Nathan Presmyk, P.E. Sr. Project Manager Attachments: 1. 2. 3. 4. Revised Atlas 14 “East Bouldin Creek” HEC-HMS model Duplicate Effective “East Bouldin Creek” HEC-RAS model Corrected Effective “East Bouldin Creek” HEC-RAS model “Corrected Effective Floodplain” Exhibit V:\113870-00005\Civil\01-Word Docs\Letters\20250307_floodplain_memo.docx 8/19/2219/22/203/07/25RIV E R SID E D R E V D A O O W Y A H 6 0 . 1 5 4 - V E L E R Y 0 0 1 1 3 2 3 T C E S - X 4 0 . 1 5 4 - V E L E R Y 0 0 1 1 0 1 3 T C E S - X 5 9 . 0 5 4 - V E L E R Y 0 0 1 7 7 9 2 T C E S - X 5 9 . 0 5 4 - V E L E R Y 0 0 1 2 8 8 2 T C E S - X 5 9 . 0 5 4 - V E L E R Y 0 0 1 3 7 7 2 T C E S - X 5 9 . 0 5 4 - V E L E R Y 0 0 1 7 0 7 2 T C E S - X 6 7 . 0 5 4 - V E L E S W R Y 0 0 1 9 2 6 2 T C E S - X EXHIBIT Q 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 5 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 2 1 e t i u S , . l d v B o t l i a R 8 0 7 7 5 3 7 8 7 s a x e T , n i t s u A FEMA EFFECTIVE 100-YR FLOODPLAIN EAST BOULDIN CREEK CENTERLINE PROPERTY LINE 25-YR FLOODPLAIN BOUNDARY PER CORRECTED EFFECTIVE HEC-RAS MODEL 100-YR FLOODPLAIN BOUNDARY PER CORRECTED EFFECTIVE HEC-RAS MODEL I E V T C E F F E D E T C E R R O C I G N T S X E I ) 4 1 - S A L T A ( X T , D U P S S E R G N O C . S 0 0 5 I N T S U A , . E V A S S E R G O C . S 0 0 5 I I I T B H X E N A L P D O O L F I S E N A P M O C D E T A L E R E H T # # # # # # # # # # # # : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET EXH OF 1 M P 7 2 : 3 5 2 , 7 r a M n o t t o k l y b d e i f i I I I . d o m g w d T B H X E N A L P D O O L F ) 4 1 - S A L T A G N T S X E I I ( I E V T C E F F E D E T C E R R O C - I I I \ H X E T B H X E N A L P D O O L F S T B H X E D A C - 0 0 \ I \ I \ l i i \ v C 5 0 0 0 0 - 0 7 8 3 1 1 \ : V 8/19/2219/22/203/07/25 EXHIBIT R CITY OF AUSTIN SUPERIORITY FLOODPLAIN ASSESSMENT 500 South Congress PUD 500 South Congress St, Austin, TX 78704 March 31, 2025 Prepared for: City of Austin Public Works Department Austin, Texas Prepared by: Siglo Group 1306 E Cesar Chavez St Austin, Texas 78702 (512) 699-5986 TABLE OF CONTENTS Zone 3 Site Plan Scoring Field Sheets Site Photos 1 2 6 10 11 22 Project Site Boundary Transect Established Sample Plots Entrenchment & BHR Location 1 Source: ESRI, Siglo Group 33 Figure 1: Map of Established FAFH Transects DATE: October 17, 2024500 South Congress01000 ft10/31/24, 4:25 PM Austin, TX Environmental Criteria Manual 500 S. Congress T1 10/14/24 9:30 am Siglo Group L L L L E L L * L 1 2 1 3 3 2 1 3 16 *Soil Compaction: Accounting for impervious cover (concrete) within test plots Plot 1: 50% Plot 2: 40% Plot 3: 50% about:blank * Parameters calculated from Entire Channel = E * Parameters calculaed from Left Bank Only = L 4/11 2 500 South Congress Superiority Assessment10/31/24, 4:25 PM Austin, TX Environmental Criteria Manual 500 S. Congress T1 10/14/24 9:30 am Siglo Group L * L L 2 1 1 2 1 1 3 1 0 12 L L L L L *Mass Wasting: Due to the steepness of bank slope, without concrete armoring, mass wasting would be a major issue. While some armoring can be necessary on urban creeks, the use of it on the entire length of the transect along with no slope layback means the site is overly dependent on armoring to protect from mass wasting. * Parameters calculated from Entire Channel = E * Parameters calculaed from Left Bank Only = L 3 about:blank 5/11 500 South Congress Superiority Assessment10/31/24, 4:25 PM Austin, TX Environmental Criteria Manual 500 S. Congress T1 10/14/24 Siglo Group 9:30 am 1 2 1 E E E * Parameters calculated from Entire Channel = E * Parameters calculaed from Left Bank Only = L about:blank 5/11 4 500 South Congress Superiority Assessment10/31/24, 4:25 PM Austin, TX Environmental Criteria Manual 1 1 6 E E 500 S. Congress T1 10/14/24 9:30 am Siglo Group 16 12 6 34 * Parameters calculated from Entire Channel = E * Parameters calculaed from Left Bank Only = L 5 about:blank 6/11 500 South Congress Superiority Assessment10/31/24, 4:25 PM Austin, TX Environmental Criteria Manual 500 S. Congress T1 42 32 10/14/24 9:30 am Siglo Group 3 1 2 3 180 110 130 180 125 140 150 160 180 140 148 130 1 66.7 0 2 62.5 0 3 83.4 70.9 0 0 6 about:blank 8/11 500 South Congress Superiority Assessment10/31/24, 4:25 PM Austin, TX Environmental Criteria Manual 500 S. Congress T1 10/14/24 9:30 am Siglo Group 1 1 2 0 0 0 50 2 2 2 1 1.7 3 3 1 multi elderberry 100 0 0 0 7 about:blank 9/11 500 South Congress Superiority Assessment10/31/24, 4:25 PM Austin, TX Environmental Criteria Manual 500 S. Congress T1 10/14/24 9:30 am Siglo Group 1 6 2 5 3 0 44 54.2 40 58.4 3.7 16 83.4 65 8 about:blank 9/11 500 South Congress Superiority Assessment15.25 6 2.5 m *Width of floodplain prone area was only measured from the centerpoint of the creek to the floodplain on the property of interest side and then multiplied by 2. 9 500 South Congress Superiority AssessmentPhoto 1: Plot 3 looking towards exisisting development. Photo 2: Plot 2 looking towards existing development. ZONE 3 - PLOTS 2 AND 3 DATE TAKEN: 10/14/2024 10 500 South Congress Superiority AssessmentPhoto 3: Plot 1 looking towards NW creek. Photo 4: Looking along transect. Plot locations on right. ZONE 3 - PLOT 1 AND TRANSECT DATE TAKEN: 10/14/2024 11 500 South Congress Superiority AssessmentPhoto 5: Creek Embeddedness Photo 6: Lack of Epifaunal Substrate and Available Cover ZONE 3 - PLOT 1 AND TRANSECT DATE TAKEN: 10/14/2024 12 500 South Congress Superiority AssessmentTREE LEGEND: EXISTING KEYSTONE TREE TO REMAIN (Appendix F below 19") EXISTING KEYSTONE TREE TO BE RELOCATED (Appendix F below 19") EXISTING KEYSTONE TREE TO BE REMOVED AND MITIGATED FOR (Appendix F below 19") EXISTING PROTECTED TREE TO REMAIN EXISTING PROTECTED TREE TO BE RELOCATED EXISTING PROTECTED TREE TO BE REMOVED AND MITIGATED FOR EXISTING HERITAGE TREE TO REMAIN EXISTING HERITAGE TREE TO BE RELOCATED EXISTING HERITAGE TREE TO BE REMOVED AND MITIGATED FOR DEAD, DISEASED OR IMMINENT HAZARD EXHIBIT S landscape architects, planners & designers 3232 e cesar chavez st bldg 1, suite 100 austin, tx 78702 [512] 327-1011 project 500 south congress tree mitigation related co. austin, tx project number a23034 issue date 4/26/24 designed: drawn: reviewed: sheet title tree preservation plan sheet L.01 TREE PRESERVATION PLAN 1 0' 15' 30' 60' SCALE: 1"=30' N O R T H TREE LEGEND: PREVIOUS TREE LOCATION RELOCATED HERITAGE TREE (Appendix F 24" or greater) RELOCATED PROTECTED TREE (Appendix F 19" - 23.9") ESTIMATED ROOT BALL AREA landscape architects, planners & designers 3232 e cesar chavez st bldg 1, suite 100 austin, tx 78702 [512] 327-1011 project 500 south congress tree mitigation related co. austin, tx project number a23034 issue date 4/26/24 designed: drawn: reviewed: sheet title tree relocation plan sheet L.02 TREE RELOCATION PLAN 1 0' 15' 30' 60' SCALE: 1"=30' N O R T H landscape architects, planners & designers 3232 e cesar chavez st bldg 1, suite 100 austin, tx 78702 [512] 327-1011 project 500 south congress tree mitigation related co. austin, tx project number a23034 issue date 4/26/24 designed: drawn: reviewed: sheet title tree preservation charts sheet L.03 KEY MAP 0' 500' 1000' 2000' SCALE: 1"=1000' N O R T H SOUTH CONGRESS AVE. : SECTION 2 2 SCALE: 1/8"=1'-0" 1 SOUTH CONGRESS AVE. : SECTION 1 SCALE: 1/8"=1'-0" EXHIBIT T landscape architects, planners & designers 3232 e cesar chavez st bldg 1, suite 100 austin, tx 78702 [512] 327-1011 project 500 S. Congress PUD related co. austin, tx project number a23034 issue date 4/07/25 designed: drawn: reviewed: sheet title proposed cross sections sheet L.05 KEY MAP 0' 500' 1000' 2000' SCALE: 1"=1000' N O R T H RIVERSIDE DR. : SECTION 2 2 SCALE: 1/8"=1'-0" 1 RIVERSIDE DR. : SECTION 1 SCALE: 1/8"=1'-0" landscape architects, planners & designers 3232 e cesar chavez st bldg 1, suite 100 austin, tx 78702 [512] 327-1011 project 500 S. Congress PUD tree mitigation related co. austin, tx project number a23034 issue date 4/07/25 designed: drawn: reviewed: sheet title proposed cross sections sheet L.06 KEY MAP 0' 500' 1000' 2000' SCALE: 1"=1000' N O R T H INTERNAL DRIVEWAY 3 SCALE: 1/8"=1'-0" 2 HAYWOOD AVE : SECTION 2 NOTE: LANE ASSIGNMENT AND PROVISION OF ON-STREET PARKING WILL BE SUBJECT TO TPW SCALE: 1/8"=1'-0" HAYWOOD AVE : SECTION 1 NOTE: LANE ASSIGNMENT AND PROVISION OF ON-STREET PARKING WILL BE SUBJECT TO TPW SCALE: 1/8"=1'-0" 1 landscape architects, planners & designers 3232 e cesar chavez st bldg 1, suite 100 austin, tx 78702 [512] 327-1011 project 500 S. Congress PUD related co. austin, tx project number a23034 issue date 4/07/25 designed: drawn: reviewed: sheet title proposed cross sections sheet L.07 Carbon Impact Statement EXHIBIT U Project: Scoring Guide: 1-4: Business as usual 5-8: Some positive actions 9-12: Demonstrated leadership 1 2 3 4 5 6 7 8 9 10 11 12 Response: Y=1, N=0 Documentation: Y/N Transportation T1: Public Transit Connectivity T2: Bicycle Infrastructure T3: Walkability T4: Utilize TDM Strategies T5: Electric Vehicle Charging T6: Maximize Parking Reductions Water + Energy WE1: Onsite Renewable Energy WE2: Reclaimed Water Land Use LU1: Imagine Austin Activity Center or Corridor LU2: Floor-to-Area Ratio Food F1: Access to Food Materials M1: Adaptive Reuse Total Score: The Carbon Impact Statement calculation is a good indicator of how your individual buildings will perform in the Site Category of your Austin Energy Green Building rating. Notes: Brief description of project, further explanation of score and what it means T1. Is any functional entry of the project within 1/4 mile walking distance of existing or planned bus stop(s) serving at least two bus routes, or within 1/2 mile walking distance of existing or planned bus rapid transit stop(s), or rail station(s)? T2. Is there safe connectivity from the project site to an “all ages and abilities bicycle facility” as listed in the Austin Bicycle Master Plan? T3. Is the property location “very walkable” with a minimum Walk Score of 70 (found at walkscore.com), or will the project include at least five new distinct basic services (such as a bank, restaurant, fitness center, retail store, daycare, or supermarket)? T4. Does the project utilize two or more of the following Transportation Demand Management strategies: unbundling parking costs from cost of housing/office space, providing shower facilities, providing secured and covered bicycle storage, and/or providing 2+ car sharing parking spaces for City-approved car share programs? T5. Will the project include at least one DC Fast Charging electric vehicle charging station? T6. Does the project utilize existing parking reductions in code to provide 20% less than the minimum number of parking spaces required under the current land development code (or 60% less than the code’s base ratios if there is no minimum parking capacity requirement)? WE1. Will the project include on-site renewable energy generation to offset at least 1% of building electricity consumption? WE2. Will the project include one or more of the following reclaimed water systems: large scale cisterns, onsite grey or blackwater treatment, and reuse or utilization of Austin Water Utility's auxiliary water system to eliminate the use of potable water on landscape/irrigation? LU1. Is the proposed project site located within one of the centers or corridors as defined in the Imagine Austin Comprehensive Plan Growth Concept Map? LU2. If located in an Imagine Austin activity center or corridor, will the proposed project use at least 90% of its entitled amount of floor-to-area ratio? F1. Will the project include a full service grocery store onsite, or is one located within 1 mile of the project, or will the project integrate opportunities for agriculture to the scale as defined by Austin Energy Green Building? M1. Will the project reuse or deconstruct existing buildings on the project site? EXHIBIT W