B-14 (SP-2020-0069C - The East Tower; District 9).pdf — original pdf

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PLANNING COMMISSION DOWNTOWN DENSITY BONUS REQUEST SITE PLAN REVIEW SHEET The East Tower 84 N Interstate HWY Austin Texas 78701 SP-2020-0069C PLANNING COMMISSION HEARING DATE: December 8, 2020 Drenner Group (Leah Bojo) Drenner Group 200 Lee Barton Dr. Ste 100, Austin, TX 78704 Austin, TX 78704 CASE NUMBER: PROJECT NAME: ADDRESS: APPLICANT: CASE MANAGER: URBAN DESIGN STAFF: NEIGHBORHOOD PLAN: PROPOSED DEVELOPMENT: The applicant is requesting approval for the construction of a 41 Story, multi-family residential building, which will include an art gallery on the ground floor, garage parking and streetscape improvements in accordance with the Downtown Density Bonus Program 25-2-568. PROJECT REQUEST: Jorge E. Rousselin Jorge.rousselin@ausitntexas.gov Jeremy Siltala Jeremy.Siltala@austintexas.gov Phone: (512) 974-2945 Phone: (512) 974-2975 Downtown 1. Make a recommendation to the City Council on the use of the other community benefits in accordance with LDC Section 25-2-586(E)(1)-(11) and Section 25-2-586(E)(12(f). 2. In accordance with LDC Section 25-2-586(B)(6), make a recommendation to the City Council on a request for additional floor to area ratio (FAR) from 15:1 to 21:1 for a proposed multi- family high rise project that has participated in the Downtown Density Bonus Program and is processing a request for bonus area up to 15:1 FAR to be granted administratively. SUMMARY STAFF RECOMMENDATION: Staff Recommendation (per 25-2-586(B)(6)(c)) for Downtown Density Bonus Program Application: The East Tower: 1 of 33B-14Note: Because there are frequent references to LDC Section 25-2-586(B)(3) and (B)(6) and Figure 2 (referenced in (B)(3)), those pages are attached to this recommendation. Staff Recommendation Regarding Gatekeeper Requirements: The applicant has provided sufficient documentation to meet the Gatekeeper Requirements contained in Section 25-2-586(C)(1). • The project’s only block face fronting East Avenue will not implement Great Streets due to fronting on TxDOT Right-of-Way. TxDOT has indicated that Great Streets improvements will not be approved along the IH-35 frontage. However, the applicant has committed to participation in the fee-in-lieu program for Great Streets as an alternative to providing on-site Great Streets as directed by Council as there is jurisdictional opposition to their construction: Downtown Density Bonus: Great Streets Fee in Lieu Certain properties in Downtown are eligible to participate in the Downtown Density Bonus Program (the Program) as outlined in 25-2-586. In accordance with Program requirements, the applicant is required to execute a restrictive covenant committing to provide streetscape improvements along all public street frontages, consistent with the Great Streets Standards (the Standards). Properties in the Rainey St. Subdistrict of the Waterfront Overlay are eligible to participate in the Program per 25-2-739. Certain properties in the subdistrict front on Texas Department of Transportation (TxDOT) right-of-way (ROW). On such portion where properties front said ROW, the City of Austin has no jurisdiction to require streetscape improvements. Any proposed improvements outside private property on said frontage are to be coordinated with TxDOT. On March 12, 2020, the City Council executed Resolution No. 20200312-040. The Council directed the City Manager to “bring forward a recommendation for creating a fee-in-lieu option for the Great Streets requirement of the Downtown Density Bonus Program for projects unable to provide such streetscapes due to other jurisdictional opposition to their construction.” • The applicant has committed to achieve a minimum Two-Star rating under the Austin Energy Green Building Program and targeting a 3-star rating to provide additional Community Benefits. • The applicant has provided documentation indicating substantial compliance with the Urban Design Guidelines. Staff Recommendation Regarding Community Benefits: The applicant seeks a total “Bonus Area” (defined by Section 25-2-586(A)(1) as “the gross floor area that exceeds the maximum floor-to-area ratio allowed with the site’s primary entitlements”) of 8:1 FAR and administrative allowance of 15:1 FAR. That Bonus Area of 13.0 FAR can be thought of as having two parts: (1) the 7.0 FAR between the parcel’s primary entitlement of 8.0 and the maximum FAR of 15.0 allowed under 25-2-568(B)(3); and (2) the 6.0 FAR between the 15.0 allowed under 25- 2-568(B)(3) and the 21:1 sought for the project as a whole. 2 of 33B-14The applicant has proposed to achieve the 13.0 FAR of Bonus Area as follows: • 13.0 FAR: Fee-in-lieu payment of $833,017 for affordable housing. ▪ $607,505 (8:1 to 15:1 FAR) ▪ $225,512 (15:1 TO 21:1 FAR) • For the area above 15:1 this project will provide an additional 4,510 square feet of onsite affordable housing. • Total on site affordable housing: 9,585.95 square feet. Thus, the applicant has met the requirement of Section 25-2-586(B)(3)(d)(1) of offering community benefits “above” those offered to achieve the 15.0 FAR allowed. Staff Recommendation Regarding the Appropriateness of the Project’s Proposed 21:1 FAR: Section 25-2-586(B)(6) does not provide any specific criteria upon which to base a staff recommendation with respect to a request to exceed by 7.0 FAR the maximum FAR of 15.0 identified in 25-2-586(B)(3) and Figure 2. In the absence of specific criteria, staff’s recommendation was arrived at as follows. Section 25-2-586(E)(1) • 4,510 square feet (On site provision above 15:1) On-site affordable housing is being provided. • A Fee-In-Lieu in the amount of $225,512 will be provided to the affordable housing fund. This amount is specific to achieve the FAR above the 15:1 administrative limit. An amount of $607,505 will also be provided to the afforded housing fund to go beyond the 8:1 Rainey district allowance Under these considerations, staff recommends APPROVAL of the request for 21:1 FAR as requested in site plan SP-2020-0069C. 3 of 33B-14PROJECT INFORMATION SITE AREA EXISTING ZONING TRAFFIC IMPACT ANALYSIS CAPITOL VIEW CORRIDOR PROPOSED ACCESS FLOOR-AREA RATIO BUILDING COVERAGE PARKING EXISTING ZONING AND LAND USES .405 acres 17,155 square feet CBD NO East Ave Allowed/Required Existing Proposed 8:1 100% 21:1 347,530SF 0 0 0 ZONING LAND USES Site North South East West CBD CBD CBD CBD CBD ABUTTING STREETS Street IH-35 Frontage Rd. (East Ave.) Office and Multi Family Office and Multi Family Office and Multi-family Multi-family and Office Right-of-Way Width Pavement Width Classification Varies Varies Express way 4 of 33B-14 DOWNTOWN DENSITY BONUS PROGRAM (DDBP) SUBMITTAL APPLICATION INSTRUCTIONS A property owner (Owner) or his/her representative (Applicant) acting on behalf of the Owner can initiate an administrative request to the Director of Planning (Director) seeking additional Floor-to-Area (FAR) entitlements as outlined in the Downtown Density Bonus Program as approved by Ordinance No. 20140227-054. In order for the Director to conduct an administrative review, the requirements listed below must be submitted. Once an application is deemed complete, the Director will inform the Applicant of review commencement. The following submittals are required in a complete PDF package of no more than 10 Mb in size with sheets no larger than 11x17 inches: 1. Completed DDBP Application; 2. Vicinity plan locating the project in its context, and showing a minimum 9 block area around the project; 3. Location and nature of nearby transit facilities; 4. Drawings (submitted drawings should demonstrate compliance with Subchapter E Design Standards, as applicable): o Site plan; o Floor plans; o Exterior elevations (all sides); o Three-dimensional views; 5. As part of the gatekeeper requirements, o Urban Design Guidelines checklist; o Great Streets - ; o 2 Star Austin Energy Green Building rating - submit copy of the projects signed Austin Energy Green Building Letter of Intent and Austin Energy Green Building checklist.; 6. Other items that may be submitted but not required: Narrative / graphics / photos to further describe the project. 7. Coordination memo acknowledgment from the City of Austin’s Neighborhood Housing and Community Development Department (NHCD) detailing affordable housing community benefits. Please contact Ms. Sandra Harkins at NHCD for more information. 5 of 33B-14 DOWNTOWN DENSITY BONUS PROGRAM (DDBP) SUBMITTAL APPLICATION 1. Project Name: 2. Property Owner Name: Address: Phone: E-mail: Name: Address: Phone: E-mail: 3. Applicant/Authorized Agent 4. Anticipated Project Address: Page 1 of 9 6 of 33B-145. Site Information a. Lot area (also include on site plan): b. Existing zoning (include any zoning suffixes such as “H,” “CO,” etc. If the property has a conditional overlay (CO), provide explanation of conditions (attach additional pages as necessary): c. Existing entitlements: I. Current floor to area (FAR) limitation: II. Current height limitation (in feet) : III. Affected by Capitol View Corridors (CVCs) Yes/No? Yes No If yes, please provide specify height allowed under CVC: 6. Existing Deed Restrictions Detail existing deed restrictions on the property (if any): Page 2 of 9 7 of 33B-147.Building Information a. Total square footage - Only include the square footage that counts towards FAR; see LDC 25-1-21(40), (44), and (45): b. Gross floor area devoted to the different land use categories included in the project (e.g., retail/restaurant, office, apartment, condominium, hotel): c. Number or units (if residential development): d. Number of rooms (if hotel or similar use): e. Number of floors: f. Height: g. FAR requested: Page 3 of 9 8 of 33B-148. Gatekeeper Requirement (1 of 3): Urban Design Guidelines for Austin Provide detailed explanation of how the project substantially complies with the Urban Design Guidelines for Austin (referencing specific guidelines) in order to meet the first Gatekeeper requirement of the DDBP as described in LDC § 25-2-586 (C)(1)(a). Attach Urban Design Guidelines checklist and additional page(s) as necessary. Page 4 of 9 9 of 33B-149. Gatekeeper Requirement (2 of 3): Great Streets Provide an explanation of how this project meets Great Streets standards, the second Gatekeeper requirement of the DDBP as described in LDC § 25-2-586 (C)(1)(b). Attach additional page(s) as necessary: Page 5 of 9 10 of 33B-1410. Gatekeeper Requirement (3 of 3): 2 Star Austin Energy Green Building Provide an explanation of how this project achieves a minimum two Star Austin Energy Green Building, in order to meet the third Gatekeeper requirement of the DDBP as described in LDC § 25-2-586 (C)(1)(c). Attach Austin Energy Green Building checklist and additional page(s) as necessary: Page 6 of 9 11 of 33B-1411. Density Bonus Calculation Provide a calculation method of how the additional FAR is sought including site area and amount per square foot according to the Community Benefits calculations described in LDC § 25-2-586 (E)(1)-(12). 12. Community Benefits: Onsite, Fee in lieu, or Combination Detail which community benefits from LDC § 25-2-586 (E) will be used and how they will be applied (on site, fee in lieu of, or combination of the two). Attach additional page(s) as necessary: Page 7 of 9 12 of 33B-1413. Acknowledgements a. Applicant understands that a standard restrictive covenant template will be drafted by the City of Austin to address Gatekeeper requirements in accordance with 25-2-586(C)(1): b. Applicant understands that will be required to submit a copy of the project’s signed Austin Energy Green Building Letter of Intent: c. Applicant has received and reviewed a copy of the Downtown Density Bonus d. Applicant has received and reviewed a copy of the Urban Design Guidelines for e. Applicant has scheduled presentation to the Design Commission Working Group and follow-up Design Commission Meeting by coordinating dates with program staff? (aaron.jenkins@austintexas.gov) f. If considering in lieu fee or provision of on-site affordable housing as a public benefit, Applicant has scheduled a coordination meeting with the Neighborhood Housing and Community Development Department to detail program requirements and obtained a letter of affordability from NHCD: Yes Yes Ordinance: Yes Austin: Yes Yes Yes No No No No No No Page 8 of 9 13 of 33B-14 Signed: Owner or Applicant Authorized Agent Date Submitted Page 9 of 9 14 of 33B-14 DOWNTOWN DENSITY BONUS PROGRAM (DDBP) APPLICATION SUBMITTAL CHECKLIST Submitted: Completed DDBP Application; Vicinity plan/aerial locating the project in its context, and showing a minimum 9 block area around the project; Location of nearby transit facilities; Drawings: ▪ Site plan; ▪ Floor plans; ▪ Exterior elevations (all sides); ▪ Three-dimensional views; Copy of the projects signed Austin Energy Green Building Letter of Intent; Other items that may be submitted but not required: Narrative / graphics / photos to further describe the project. Letter of affordability and acknowledgment from NHCD for affordable housing community benefit. Page 10 of 9 15 of 33B-14IH-35 East Avenue t e e r t S l l i k s i r D Rainey Street t e e r t S s i v a D Red River Street t e e r t S z e v a h C r a s e C . E p a M y t i n i c i V | . e v A t s a E 4 8 16 of 33B-14 s e i t i l i c a F t i s n a r T y b r a e N . e v A t s a E 4 8 e t i S 17 of 33B-14Density Bonus Accumulation Calculations Community Benefit Code References Calculation Methodology Fee per SF Fee Incurred Green Building Community Benefit 25-2-586/E/8/A & 25% of the site's primary entitlement Part 10 (equating to 2:1 FAR) Development Bonus Fee - 25-2-586/E/1/B & 25- Affordable Housing Trust Fund 2-586/E/1/A/iii 1 SF per development bonus fee unit (50% of total requested FAR bonus) Bonus SF Area Generated 34,310 175,980 210,290 N/A $5 N/A $879,900 $879,900 Total Site Area (SF) Area within Base Entitlement (8:1 FAR) Density Bonus Area (12.25:1 FAR) Total Building Area (20.25:1 FAR) Total 137,240 210,290 347,530 17,155 18 of 33B-1419 of 33B-142016 COMMERCIAL RATING SCORECARD PLANNER PROJECT NAME 84 East AEGB COMMERCIAL RATING STAR LEVELS 1 Star 2 Stars 3 Stars 4 Stars 5 Stars Basic Requirements 35 - 44 points 45 - 54 points 55 - 74 points 75 points or more BASIC REQUIREMENTS TOTAL POINTS MARKED YES RATING ANTICIPATED SUMMARY TOTAL POINTS MARKED YES AND MAYBE RATING ANTICIPATED MEASURE YES MAYBE NO NOTES RESPONSIBLE PARTY POINTS AVAILABLE 1. Plans & Specifications Req'd YES Review at 50% CD Progress set 2. Current Codes & Regulations Req'd YES 3. Building Systems Commissioning Req'd YES CxA In Architect's Scope 4. Building Energy Performance Req'd YES Energy Model 5. Outdoor Water Use Reduction Req'd YES 6. Indoor Water Use Reduction Req'd YES Energy Star Dishwasher 7. Low-Emitting Materials - Interior Paints & Coatings Req'd YES 8. Storage & Collection of Recyclables Req'd YES 9. Construction Waste Management Req'd YES Demolish/New Construction - 50% 10. Tenant Requirements Req'd YES 49 3 Stars 88 5 Stars Architect Architect CxA Energy Modeler Landscape Arch. Arch/MEP Architect/G.C. Arch/ID G.C Owner INTEGRATED DESIGN 1. Integrated Project Design SITE 1. Environmental Sensitivity 2. Desired Development VERSION 2016 INTEGRATED DESIGN SUBTOTALS 0 In-depth prelim analysis (water budget, energy, etc.) 2 2 2 2 2 0 2 2 site assessment report, GIS print-out provide map Civil Architect 1 20 of 33B-14MEASURE POINTS AVAILABLE YES MAYBE NO RESPONSIBLE PARTY 4. Diverse & Walkable Communities 10 amenities within 1/2 mile 7. Public Transportation 1-3 .8 miles from rail stop, Check bus routes site-specific design analysis & report Architect/Owner NOTES provide map N/A Architect Architect Architect Architect Architect Architect Landscape Arch. Landscape Arch. 1/20 res visitor bike storage, bike storage for 15% of res & 10% non- res storage; shower for .4% 60% less than LDC Ch 25-6 Appendix-A, Part 1 Level 1 outlets for 6% of parking (19 stalls)/Level 2 stations for 3% of parking (9 stalls) / one DC Fast Charging station restore 30% of site identified as previously developed (green roof can be included) Yes, it looks like we will qualify for 1 point. We need to provide open space equal to or greater than 30% of the site area (17,875 SF x 30% = 5,363 SF). We have approximately 8,000 SF of amenity deck area. At least 50% of on-site parking spaces are under cover Architect Minimized or no exterior uplighting Architect/MEP 13. Access to Local & Regional Produce 1 On-site Garden (447.5 SF) or weekly produce delivery service Architect/Owner 16. Integrated Pest Management IPM plan for interior and exterior Owner SITE SUBTOTALS 13 5 3 1. Building Energy Performance 11 (20% reduction based on previous projects) 16 pnts=50% reduction Architect/MEP 2 1 1 1 1 1 1 1 5 2 1 1 1 1 1 3 4 1 2 2 2 1 1 1 1 1 1 1 1 1 1 1 1 1 2 2 1 1-16 1-4 1-3 BASIC REQUIREMENTS 3. Density 5. Brownfield Redevelopment 6. Site Specific Design 8. Bicycle Use 9. Parking Capacity 10. Electric Vehicle Charging Station 11. Protect & Restore Habitat 12. Beneficial Open Space 14. Heat Island Reduction 15. Light Pollution Reduction ENERGY 2. Renewables 3. Additional Commissioning 4. Advanced Energy Metering 5. Demand Response 6. Green Energy 7. District Cooling VERSION 2016 1%-10% energy offset with onsite renewables Owner CxA for envelope (2 pnt) & comprehensive (1 pnt) Architect / CxA Install advanced energy metering for whole-building electricity sources Owner / MEP participate in AE's demand response programs through load shedding or shifting $ Buy in (min. 1 yr contract with AE Greenchoice for 100% of energy or 2 yr contract with Texas REC for 50% of energy) Owner Owner 1 Not on chilled water loop 2 21 of 33B-14MEASURE YES MAYBE NO NOTES RESPONSIBLE PARTY POINTS AVAILABLE BASIC REQUIREMENTS ENERGY SUBTOTALS 20 1 INDOOR ENVIRONMENTAL QUALITY (IEQ) 1. Indoor Chemical & Pollutant Source Control WATER SUBTOTALS WATER 1. Outdoor Water Use Reduction 2. Building Water Use Reduction 3. Process Water Use Reduction 4. Stormwater Management 2. Green Housekeeping 3. Daylighting - Design 4. Daylighting - Controls 5. Views to the Outside 6. Individual Controllability 7. Low-Emitting Materials 1-3 1-6 1-2 1-2 1 1 1 1 1 1 8 1 3 1 5 1 1 1 1 1 1 1 1 1 2 3 1 2 3 5 1 1 1 100% reduction = 3 pnt/ no irrigation Landscape 10%-35% water use reduction. We are at 27%. But if we were to do dual flush toilets and showers with a 1.5 gpm (instead of Energy star clothes washers Architect/Owner Civil Direct vent for janitors closets; walls to deck; negative pressure to other spaces housekeeping program with certain cemicals/cleaning/paper products calculated illuminance levels for 75% of occupied spaces Architect 1 install & commission automatic dimming & daylight-sensing controls Owner/MEP min. 75% of regularly occupied spaces have vision glass btw 2'-6" and 7'-6" to exterior install & commission individual controllable systems for at least 50% of occupants & all shared spaces MEP Civil MEP Owner Architect MEP Arch/ID/GC Arch/ID/GC Arch/ID/GC Arch/ID/GC Arch/ID/GC Owner/ID Interior Sealants & Adhesives Flooring Systems Composite Wood & Agrifiber Products Ceiling & Wall Systems Furniture Exterior Applied Products Insulation 1-5 green label carpet; floor score certified hard surface, no added scaqmd rule 1168 formaldehyde no formaldehyde no formaldehyde CDPH standard Method v1.1-2010 not currently in scope 8. Moisture Protection 1 1 no vapor barriers on exterior wall; envelope drainage plane; pressurize building under all conditions Architect/ Envelope Cons. scaqmd rule 1113 & 1168 Architect/G.C VERSION 2016 3 22 of 33B-14MEASURE YES MAYBE NO NOTES RESPONSIBLE PARTY POINTS AVAILABLE Environmental noise; mechanical background; vibration & sound isolation controls recessed walk off mats; no smoking 11. Construction Indoor Air Quality MERV 8 min.; Air Quality management plan IEQ SUBTOTALS 12 3 2 1. Additional Construction Waste Management 75% salvaged or recycled 2. Building Materials Use Reduction Using at least 5 Cradle to Cradle certified products MATERIALS & RESOURCES SUBTOTALS 3 = 45% Threshold 50% FSC certified wood based material Cost prohibitive 2 1 3 1 1 1 1 0 2. Construction Worker Equity Code of Conduct in Premier Community Builders program EDUCATION & EQUITY SUBTOTALS 1. Innovation #1 Heat Island Effect - Non Roof All parking on-site is under cover 2. Innovation #2 AIA 2030 Commitment STG has signed up for the AIA 2030 Commitment Acoustician/ID Architect G.C G.C Arch/ID Arch/ID Arch/ID Owner Owner Architect Architect BASIC REQUIREMENTS 9. Acoustic Quality 10. Outdoor Pollutant Control MATERIALS & RESOURCES 3. Sustainably Sourced Material 4. Certified Wood 5. PVC & Phthalate Free Material EDUCATION & EQUITY 1. Educational Outreach INNOVATION 3. Innovation #3 4. Innovation #4 5. Innovation #5 1 1 1 1 2 3 1 7 2 2 1 1 1-3 1-6 1 1 1 1 1 1 2 1 1 1 1 1 1 GRAND TOTAL POINTS INNOVATION SUBTOTALS 100 2 49 0 39 0 10 VERSION 2016 4 23 of 33B-14The East Tower – Downtown Austin Design Guidelines Density Bonus Application Area-Wide Guidelines Urban Design Guideline Create dense development Achieved? Applicant's Comments The total density requested is 21:1 FAR. AW.1 AW.2 AW.5 AW.6 AW.7 AW.8 AW.9 Create mixed-use development AW.3 Limit development which closes Downtown streets YES AW.4 Buffer neighborhood edges YES Incorporate civic art in both public and private development Protect important public views Avoid historical misinterpretations Respect adjacent historic buildings Acknowledge that rooftops are seen from other buildings and the street AW.10 Avoid the development of theme environments AW.11 Recycle existing building stock NO YES NO YES YES YES YES YES YES By definition Mixed use is being implemented as the ground floor will have a small public gallery on the ground floor. Other than the gallery, not much activation occurs at the ground floor level . This project will not close any Downtown Streets. This project will be developed similarly in shape and size to other mid-rise and high-rise construction within the Rainey neighborhood. The western entry point will feature a large mural highlighting the entry access and public art gallery space that will be visible to pedestrians along Rainey Street. The Project does not obscure important public views and is not located in a Capitol View Corridor. The exterior design aesthetic for the Project will be contemporary minimalist. No historic properties are adjacent to the site. All equipment will be screened from views from the street. The two amenity decks on levels 12 and 41 incorporate large planting areas and pedestrian-scaled amenities that will enhance the view from adjacent properties. This project will not be a themed development. The only existing building on the site is in need of repair and will not be preserved or recycled. 24 of 33B-14The East Tower – Downtown Austin Design Guidelines Density Bonus Application Public Streetscape Guidelines Urban Design Guideline Achieved? Applicant's Comments PS.1 Protect the pedestrian where the building meets the street YES PS.2 Minimize curb cuts YES PS.3 PS.4 Create a potential for two- way streets Reinforce pedestrian activity N/A YES PS.5 Enhance key transit stops N/A PS.6 Enhance the streetscape YES Avoid conflicts between pedestrian and utility equipment PS.7 PS.8 Install street trees PS.9 PS.10 Provide pedestrian-scaled lighting Provide protection from cars/promote curbside parking YES N/A YES YES The ground floor building facade is recessed from the projected building line above to provide shade and weather protection at the main entry. The sidewalk design meets TXDOT's ROW requirements for this district which includes a 2' paving buffer zone that contrasts the sidewalk in texture and color to make pedestrians aware of adjacent vehicular traffic and drivers aware of the pedestrian space. Two curb cuts currently exist, and this project is proposing to reduce to one, which closely matches the existing southern curb cut. This project does not impact the street configuration in any way, which is currently a one-way traffic lane governed by TXDOT. The vehicular entry to the parking garage can function in both a one-way and two-way street system. This project proposes a much wider sidewalk than previously existed on site, connecting to the sidewalk in the right of way on each side. No transit stops exist near the site. The recessed ground floor façade provides space for planting and pedestrian scale elements. No utility proposed in streetscape Street Trees and canopies are not permitted by TXDOT in the ROW. The pedestrian realm will be lit to provide a safe and interesting place; TXDOT will not allow additional lighting in the ROW adjacent to this property. A 2' paving buffer and curb separates vehicular traffic from the pedestrian zone. This buffer zone is walkable and the existing parallel 25 of 33B-14 The East Tower – Downtown Austin Design Guidelines Density Bonus Application PS.11 Screen mechanical and utility equipment PS.12 PS.13 Provide generous street-level windows Install pedestrian-friendly materials at street level YES YES YES remain, providing additional parking will protection. All mechanical equipment is screened in accordance with Commercial Design Standards Section 2.6.2. The ground-floor will consist of approximately 80% generous floor-to-ceiling windows along East Avenue street frontage, exceeding Subchapter E requirements. The sidewalk design will include pedestrian scale and friendly materials, planting, and bike racks. 26 of 33B-14The East Tower – Downtown Austin Design Guidelines Density Bonus Application Urban Design Guideline Achieved? Applicant's Comments PZ.1 PZ.2 PZ.3 PZ.4 PZ.5 PZ.6 PZ.7 PZ.8 PZ.9 PZ.10 PZ.11 PZ.12 PZ.13 PZ.14 PZ.15 PZ.16 Plazas and Open Space Guidelines Treat the four squares with special consideration Contribute to an open space network Emphasize connections to parks and greenways N/A N/A N/A Incorporate open space into residential development Develop green roofs Provide plazas in high use areas Determine plaza function, size, and activity Respond to the microclimate in plaza design Consider views, circulation, boundaries, and subspaces in plaza design Provide an appropriate amount of plaza seating YES N/A N/A N/A N/A N/A N/A Provide visual and spatial complexity in public spaces Use plants to enliven urban spaces YES YES Provide interactive civic art and fountains in plazas Provide food service for plaza participants Increase safety in plazas through wayfinding, lighting, and visibility Consider plaza operations and maintenance YES N/A N/A no connectivity to adjacent no connectivity to adjacent The project is not adjacent to one of the four Downtown Austin squares. The site has greenspace The site has greenspace The building will have two large amenity decks with ample open tenant interaction. Level 12 will have an outdoor seating area, fitness yard, and a large dog park for tenant use. Level 41 will have a pool deck, lounge area, and outdoor kitchen/dining area. Project is not an Urban Plaza space for Project is not an Urban Plaza Project is not an Urban Plaza Project is not an Urban Plaza Project is not an Urban Plaza Project is not an Urban Plaza A large mural is being proposed for the building green wall that can reach approximately 110 feet in height on the building The rear entry will include a mural across the rear entry to the public art gallery and entry to the building. Project is not an Urban Plaza Project is not an Urban Plaza N/A Project is not an Urban Plaza 27 of 33B-14The East Tower – Downtown Austin Design Guidelines Density Bonus Application Urban Design Guideline Achieved? Applicant's Comments Building Guidelines Build to the street Provide multi-tenant, pedestrian-oriented development at the street level YES YES B.3 Accentuate primary entrances YES B.1 B.2 B.4 Encourage the inclusion of local character N/A B.5 Control on-site parking YES B.6 Create quality construction YES B.7 Create buildings with human scale YES The facade will extend to the property line along the only street frontage at East Avenue. The midblock project site is limited to 120' of street frontage on East Avenue, with a very limited 15,115 sf floor plate and frontage only on East Ave. The main entrance will open to East Avenue (the only street frontage available) and will be accentuated with large areas of glass The western pedestrian entrance will be visible from Rainey Street and accentuated with an artistic mural by a local artist and creative signage. The parking will be open decoupled from the cost of the residential units in the building. The project seeks to achieve a high-design aesthetic and will utilize a palette of quality durability, materials with sustainability, and a lifespan. The project is seeking a three-star AEGB certification and will incorporate bird deterrent strategies to mitigate the impact to local bird colonies. deference long-term to incorporates the Urban Design The design recommendations where applicable, and will have the appropriate pedestrian scale, level of detail, architectural variety. 28 of 33B-14The East Tower – Downtown Austin Design Guidelines Density Bonus Application Conclusion Total Number of UD Guidelines Number of Guidelines Applicable Number of Guidelines Met 46 34 29 29 of 33B-14 TO RAINEY STREET 11 30 of 33B-1415 31 of 33B-14NORTHWEST VIEW 16 32 of 33B-1433 of 33B-14