B-15 (SP-2019-0465C - River Street Residences; District 9).pdf

Planning Commission – Dec. 8, 2020

B-15 (SP-2019-0465C - River Street Residences; District 9).pdf — original pdf

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PLANNING COMMISSION DOWNTOWN DENSITY BONUS REQUEST SITE PLAN REVIEW SHEET River Street Residences 61-69 Rainey Street & 60 East Ave. SP-2019-0465C PLANNING COMMISSION HEARING DATE: December 8, 2020 Drenner Group (Amanda Swor) 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 administrative approval for the construction of a 48 Story, multi-family residential building, which will include retail on the ground floor, garage parking and streetscape improvements in accordance with the Downtown Density Bonus Program 25-2-586. PROJECT REQUEST: Jeremy Siltala Jeremy.Siltala@austintexas.gov Aaron D. Jenkins Aaron.jenkins@austintexas.gov Phone: (512) 974-1243 Phone: (512) 974-2945 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 22:1 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: River Street Residences: 1 of 61B-15Note: Because there are frequent references to LDC Section 25-2-586(B)(3) and (B)(6) and Figure 2 (referenced in (B)(3)), we have attached those pages 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 applicant has committed to providing streetscape improvements consistent with the Great Streets Standards. The projects East Ave face will not have Great Streets due to fronting TXDOT Right of Way. • The applicant has committed to achieve a minimum Two-Star rating under the Austin Energy • The applicant has provided documentation indicating substantial compliance with the Urban Green Building Program. Design Guidelines. 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.” 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 14.0 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 7.0 FAR between the 15.0 allowed under 25-2-568(B)(3) and the 22:1 sought for the project as a whole. 2 of 61B-15The applicant has proposed to achieve the 14.0 FAR of Bonus Area as follows: • 14.0 FAR: Fee-in-lieu payment of $1,204.575 for affordable housing. o $825,265 (8:1 to 15:1 FAR) o $379,319 (15:1 TO 22:1 FAR) 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 in Figure 2. Staff Recommendation Regarding the Appropriateness of the Project’s Proposed 22:1 FAR: 1. 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) • 7,586.2 square feet (On site provision above 15:1) On-site affordable housing is being provided. • A Fee-In-Lieu in the amount of $379,310 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 $825,265 will also be provided to the afforded housing fund to go beyond the 8:1 Rainey district allowance Taking all of that into consideration, staff recommends in favor of the request for 22:1 FAR. By adopting Section 25-2-586(B)(6) the City Council clearly assigned to the Planning Commission the role of providing its own recommendation and reserved for itself (Council) the right to grant FAR that exceeds the maximum FAR allowed in Figure 2. 3 of 61B-15PROJECT INFORMATION SITE AREA EXISTING ZONING TRAFFIC IMPACT ANALYSIS CAPITOL VIEW CORRIDOR PROPOSED ACCESS FLOOR-AREA RATIO BUILDING COVERAGE PARKING EXISTING ZONING AND LAND USES Site North South East West CBD CBD CBD CBD CBD ZONING ABUTTING STREETS Street .5413 acres 23,579 square feet CBD East Ave Allowed/Required Existing Proposed 8:1 100% 22:1 505,409 SF 491 0 0 0 LAND USES Office and Multi Family Office and Multi Family Office and Multi-family Multi-family and Office Right-of-Way Width Pavement Width Classification River Street Rainey Street Arterial Arterial 4 of 61B-15 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 61B-15 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 61B-155. 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 61B-157. 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 61B-158. 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 61B-159. 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 61B-1510. 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 61B-1511. 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 61B-1513. 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 61B-15 Signed: Owner or Applicant Authorized Agent Date Submitted Page 9 of 9 14 of 61B-15 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 61B-15David Carroll, Chair Melissa Henao-Robledo, Vice Chair Aan Coleman Beau Frail Samuel Franco Martha Gonzales Ben Luckens Josue Meiners Jessica Rollason Evan Taniguchi Bart Whatley Jorge Rousselin, Executive Liaison Aaron D. Jenkins Staff Liaison Art Zamorano Staff Liaison City of Austin Design Commission DESIGN COMMISSION RECOMMENDATION 20201026-01A Date: October 28, 2020 Subject: Design Commission recommendation for the River Street Residences project, located at 61-69 Rainey Street and 60 East Avenue. Aan Coleman Seconded By: Jessica Rollason Motioned By: Recommendation: The City of Austin Design Commission recommends that the River Street Residences project, located at 61-69 Rainey Street and 60 East Avenue, as presented on October 26, 2020, substantially complies with the City of Austin Urban Design Guidelines. The Commission further recommends that the applicant explores providing more permeability on the retail space façade, like operable walls or overhead doors. Additionally, the Commission recommends the applicant explores expressing the entry to the café more definitively. Rationale: Dear Honorable Mayor, City Council, Planning Commission, and Director of Housing and Planning Department, This letter is to confirm the Design Commission’s recommendation that the River Street Residences project, located at 61-69 Rainey Street and 60 East Avenue, as presented to us on October 26, 2020 substantially complies with the Urban Design Guidelines as one of the gatekeeper requirements of the Downtown Density Bonus Program. Our review found the following: 1. The project proposes terraced landscaped planters 2. The project proposes integrating artwork at street level 3. The project proposes 15,180 square feet of affordable housing. 4. The project proposes $1,204,575 in fees-in-lieu to NHCD. Respectfully, City of Austin Design Commission Vote: For: Ben Luckens, Aan Coleman, Jessica Rollason, Evan Taniguchi, Melissa Henao-Robledo, Beau Frail, Samuel 7 - 1 - 1 Franco Against: David Carroll Abstain: Josue Meiners Absent: Bart Whatley, Martha Gonzalez Attest: David Carroll, Chair of the Design Commission 1 of 1 Design Commission - Recommendation for River Street Residences Page 1 16 of 61B-15River Street Market & Homes – Downtown Austin Design Guidelines Density Bonus Application Area-Wide Guidelines Urban Design Guideline Achieved? Applicant's Comments AW.1 Create dense development YES AW.2 Create mixed-use development YES AW.3 Limit development which closes Downtown streets YES AW.4 Buffer neighborhood edges YES AW.5 Incorporate civic art in both public and private development AW.6 AW.7 AW.8 AW.9 Protect important public views Avoid historical misinterpretations Respect adjacent historic buildings Acknowledge that rooftops are seen from other buildings and the street YES YES YES YES YES This project will deliver a 522,017 square foot residential tower in Downtown Austin with a proposed FAR of up to 23:1. The applicant has proposed a mix of uses with ground floor restaurant and market Project does not propose to close any streets. The existing alley will be vacated, but will continue to function as an alley with the building constructed above. No adjacent neighborhood streets Public art is proposed on the northwest corner of the building, on the façade facing Rainey Street. The project is not located in a Capitol View Corridor and has been designed. This project is not designed to replicate any historical styles. There are no adjacent historic buildings All mechanical equipment on the rooftop will be screened and incorporated into the project. Avoid the development of theme environments AW.10 AW.11 Recycle existing building stock YES NO Project not a themed development. No portion of the existing structures currently on-site are proposed to be recycled as part of this project. 17 of 61B-15River Street Market & Homes – 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 PS.2 Minimize curb cuts YES YES Create a potential for two-way streets PS.3 YES PS.4 Reinforce pedestrian activity YES PS.5 Enhance key transit stops N/A PS.6 Enhance the streetscape YES Sidewalks are designed Standards to Great Streets One curb cut is proposed on East Avenue that will provide ingress/egress to the residential parking garage. The site will have one full curb cut and a drop-off area along River Street. Rainey Street and River Street are two-way streets, while East Avenue fronting the project is currently one-way; the project will be designed to accommodate traffic from both directions. The ground floor will include a market and a beer garden space to invigorate the project at street- level and bring the inside out and connect the pedestrians to the building and continue the vibrant street life of the Rainey district. In addition, restaurant space on the second level will incorporate an outdoor dining porch fronting River Street. There are no existing transit stops on the abutting roadways The project will construct Great Streets on Rainey Street and River Street creating an enhanced streetscape on Rainey Street and River Street. East Avenue is maintained by TxDOT and will also be Great Streets-compliant. The City Manager is currently investigating a fee-in-lieu option for the Great Streets requirement for roadways maintained by TxDOT 18 of 61B-15River Street Market & Homes – Downtown Austin Design Guidelines Density Bonus Application Avoid conflicts between pedestrian and utility equipment YES PS.7 PS.8 Install street trees YES PS.9 Provide pedestrian-scaled lighting YES Provide protection from cars/promote curbside parking Screen mechanical and utility equipment PS.10 PS.11 Provide generous street-level windows PS.12 YES YES YES Install pedestrian-friendly materials at street level YES PS.13 trees install street The electric vault for the project is situated on the southeast corner of the site and is recessed beyond the sidewalk clear zone and underneath a building overhang to prevent conflicts between pedestrians and the equipment. The project will in conjunction with the Great Streets program along all three street frontages to the greatest extent possible. Pedestrian-scaled lighting will be provided. Such lighting will be in accordance with applicable City regulations. With the installation of Great Streets along Rainey Street and River Street, pedestrians will be protected from cars by the clear and planting zones associated with the Great Streets standards thus providing a buffer between cars and pedestrians. In addition, the project will create a drop-off zone on River Street to avoid conflicts with the vehicular traffic in the area. Pavement types at the curb cuts and alley crossings will change in texture for pedestrian awareness and safety. Mechanical and utility equipment will be screened from view from adjacent right of way. The street level windows for the project will consist of floor-to-ceiling windows throughout most of the ground level of the project. The street level windows for the project will be floor-to-ceiling throughout most of the ground level of the project. All sidewalks are designed to comply with Great Streets. Pedestrian sidewalks will be finished with upgraded paving materials, including pavers and architectural concrete. Plazas and Open Space Guidelines Urban Design Guideline Achieved? Applicant's Comments Treat the four squares with special consideration PZ.1 N/A Contribute to an open space network PZ.2 YES The project is not adjacent to one of the four Downtown Austin squares. The project is designed to encourage the pedestrian and bicycle nature of Rainey Street and to provide improved pedestrian experience on sidewalks to enhance connections to nearby trail systems. 19 of 61B-15River Street Market & Homes – Downtown Austin Design Guidelines Density Bonus Application Emphasize connections to parks and greenways PZ.3 YES. Incorporate open space into residential development PZ.4 YES PZ.5 PZ.6 PZ.7 PZ.8 PZ.9 PZ.10 PZ.11 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 Provide visual and spatial complexity in public spaces YES N/A N/A N/A N/A N/A N/A is designed to encourage the The project pedestrian and bicycle nature of Rainey Street and to provide enhanced access to the Lady Bird Lake and Waller Creek trail systems. The 12th level of the project will include a rooftop deck for residents of the project, which will be landscaped with native plantings. It will also include a swimming pool and seating areas. The 12th level of the project will include a rooftop deck, which will be landscaped with native plantings. Additionally, the project will incorporate plantings along various portions of the exterior walls, creating green walls to combat urban heat islands and to improve air quality. 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 Project is not an urban plaza The project will comply with Great Streets requirements along all frontages of the building. Additionally, the project will provide vegetation on the rooftop decks, and plantings on the exterior walls of the tower. These exterior wall plantings will also serve as visual screening of the above-grade parking structure. Project is not an urban plaza PZ.12 PZ.13 PZ.14 PZ.15 PZ.16 Use plants to enliven urban spaces 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 N/A N/A Project is not an urban plaza Project is not an urban plaza Project is not an urban plaza 20 of 61B-15River Street Market & Homes – Downtown Austin Design Guidelines Density Bonus Application Building Guidelines Urban Design Guideline Achieved? Applicant's Comments B.1 Build to the street YES Provide multi-tenant, pedestrian- oriented development at the street level YES B.2 B.3 Accentuate primary entrances YES Encourage the inclusion of local character B.4 YES This project will be built up to the street on all frontages – Rainey Street, River Street and East Avenue. This project will provide pedestrian-oriented beer garden and market uses on the street level, a restaurant with outdoor seating on the second level, and a residential tower above. The primary entrance is located on River Street and will be set further back from the Great Streets sidewalks and accentuated with additional plantings and outdoor seating. The project is planning for local tenants from the Austin and Central Texas area. The landscape uses 100% native and adaptive, low-water use planting. All parking for the project will be provided onsite in a parking garage. Design of the parking structure provides minimal parking given market demand. Additionally, the parking floor plates are designed to be easily converted in the future to occupiable space when there is less demand for cars. The project will be constructed with high quality materials and enclosure systems typical to high- rise building construction. B.5 Control on-site parking YES B.6 Create quality construction YES Conclusion Total Number of UD Guidelines Number of Guidelines applicable Number of Guidelines met 46 34 33 21 of 61B-15Community Benefits - River Street Residences On-Site Affordable Housing Rainey District Requirement On-Site Provision Above 15:1 FAR TOTAL: 7,593.4 SF 7,586.2 SF 15,179.6 SF Fee-In-Lieu 8:1 to 15:1 FAR Fees 15:1 to 21.43:1 FAR Fees TOTAL: $ $ $ 825,265.00 379,310.00 1,204,575.00 22 of 61B-15R E W O L R E P P U MAIL LOUNGE RIVER STREET RESIDENCES 09 10 08 07 OCTOBER 22 2020 ^ © 2020 ^ INC. River Street Partners High Street Residential ^ © 2020 ^ INC. 23 of 61B-15PAGE 3 PAGE 7 PAGE 13 SITE • CONNECTIONS • KEY VIEWS • CONTEXT • CULTURE CONCEPT • DESIGN PRIORITIES • BUILDING SECTION • INSPIRATION IMAGERY DESIGN • VICINITY PLAN • SITE PLAN • PERSPECTIVES • FLOOR PLANS • ELEVATIONS • PERFORMANCE GOALS PAGE 37 STACKING DIAGRAM CONTENTS 2 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER24 of 61B-151/2 MILE WALKING RADIUS 10 MIN WALK 1/4 MILE WALKING RADIUS 5 MIN WALK SITE The site is a terminus of the Rainey Street district, as well as an entry point to the lakeside hike-and-bike trail system. At this critical intersection, this project will be an iconic beacon, setting the identity for an entire downtown district. The building will be highly visible from the bridges to the west as well as from the major corridor of I-35. The site has many easily accessible connections to walking and biking paths, both along the lake and into downtown Austin, and is easily accessible by car as well. Most strikingly, the project will have stunning clear views to the west and east from every level above the ground, unique to any site in this district. At the top floors, the residential units will also have sweeping views of downtown Austin. SITE 3 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER25 of 61B-15LOOKING WEST TOWARD DOWNTOWN OVER 70 RAINEY (480') LOOKING NORTH ALONG RAINEY STREET (480') LOOKING EAST OVER AUSTIN (250') LOOKING SOUTH TOWARD THE LAKE (350') LOOKING WEST TOWARD THE LAKE OVER THE MACC (350') SITE — KEY VIEWS 4 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER26 of 61B-15FOUR SEASONS RESIDENCE TOWER 33 Stories : Apartments FAIRMONT AUSTIN 41 Stories : Hospitality Rainey Street is undergoing significant development. Our project will be positioned among many tall buildings, creating myriad view opportunities at different levels. Consistent throughout the River Street Tower (from level 3 upward) will be stunning views to the west over Lady Bird Lake and beyond. 40 + Stories 30 - 40 Stories 10 - 30 Stories 0 - 10 Stories SITE — CONTEXT 5 | RIVER STREET RESIDENCES | 2020-10-22 WALLER PARK PLACE Building A - 30 Stories : Office Building B - 47 Stories : Apartments Building C - 55 Stories : Mixed-Use 90 RAINEY STREET 51 Stories : Mixed-Use THE QUINCY 30 Stories : Mixed-Use THE TRAVIS 50 Stories : Apartments THE TRAVIS 60 Stories : Condominiums + Hotel VAN ZANDT 15 Stories : Hospitality SHORE CONDOMINIUMS 23 Stories : Condominiums FUTURE DEVELOPMENT 9 Stories : Mixed Use 70 RAINEY 33 Stories : Apartments + Mixed Use MACC 2 Stories : Museum SKYHOUSE AUSTIN 22 Stories : Apartments + Mixed Use THE MILAGO 13 Stories : Apartments WINDSOR ON THE LAKE 32 Stories : Apartments TOWERS OF TOWN LAKE 32 Stories : Condominiums SITE 84 EAST AVE. 41 Stories : Condominiums HOMEWOOD SUITES 17 Stories : Hospitality CAMBRIA HOTEL 14 Stories : Hospitality LADY BIRD HOTEL 3-4 Stories : Hospitality 56 EAST AVENUE 30 Stories : Office AUSTIN ENERGY SUBSTATION 1 Story : Utility 48 EAST AVENUE 33 Stories : Condominiums 44 EAST AVENUE 50 Stories : Condominiums AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER27 of 61B-15Rainey Street, once a modest collection of bungalows, has become a vibrant destination district. Populated with food trucks, bars, restaurants, and creative activity, the street is lively with visitors most hours of the day and night. It is also fast becoming home to dense development, including hotels, residences, and office. Thus the identity of Rainey Street must evolve, a new development project has the opportunity to embrace a more urban future while remaining rooted in a historic Austin neighborhood. R A I N E Y S T R E E T D I S T R I C T The Rainey Street district is bordered by main vehicular thoroughfares (Cesar Chavez and I-35) and by natural features (Waller Creek and Lady Bird Lake), existing at the intersection of urbanism and nature. SITE — CULTURE 6 | RIVER STREET RESIDENCES | 2020-10-22 BANGER'S Before After BLACK HEART Before After 61 - 69 RAINEY ST. Javelina Craft Pride AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER28 of 61B-151. VERTICAL PROGRAM: Create a dynamic podium with vertically- integrated program so that the street experience is active, inviting, and native to Austin as well as the Rainey district. 2. BUILDING ECOLOGY: Celebrate nature and community with immersive vegetation and ample views to the lake at all shared spaces. 3. CONNECTION TO PLACE: Design a building that speaks with its context by architecturally responding to the site's stunning views of the lake and downtown. CONCEPT 7 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER29 of 61B-15TOP OF ROOF 671’ - 1” 14 13 12 11 10 09 08 07 06 05 04 03 02 01 STAIR EMR EMR CT BEYOND LOUNGE HOT WATER O/A FANS AND DUCT RESIDENTIAL UNITS MECHANICAL PENTHOUSE SKY LOUNGE PENTHOUSE (25 UNITS) APARTMENT UNITS (248 UNITS) APARTMENT UNITS (136 UNITS) " 0 - ' 0 2 " 0 - ' 5 1 " 7 - ' 6 1 " 9 - ' 1 1 " 9 - ' 1 1 " 9 - ' 1 1 " 3 - ' 3 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 3 - ' 4 1 " 3 - ' 4 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 9 - ' 0 1 " 3 - ' 3 1 " 3 - ' 3 1 " 0 - ' 8 " 0 - ' 9 " 0 - ' 9 " 0 - ' 9 " 0 - ' 9 " 0 - ' 9 " 0 - ' 9 " 0 - ' 9 " 0 - ' 9 " 0 - ' 9 " 0 - ' 9 " 2 - ' 0 1 " 7 - ' 5 1 " 6 - ' 3 2 50 - ROOF 671' - 1" 49 - MECH FLOOR 651' - 1" 48 - ROOF AMENITY FLOOR 636' - 1" 47- PENTHOUSE 619' - 6" 46 - PENTHOUSE 607' - 9" 45 - PENTHOUSE 596' - 0" 44 - PENTHOUSE 584' - 3" 43 - RESIDENTIAL FLOOR 571' - 0" 42 - RESIDENTIAL FLOOR 560' - 3" 41 - RESIDENTIAL FLOOR 549' - 6" 40 - RESIDENTIAL FLOOR 538' - 9" 39 - RESIDENTIAL FLOOR 528' - 0" 38 - RESIDENTIAL FLOOR 517' - 3" 37 - RESIDENTIAL FLOOR 506' - 6" 36 - RESIDENTIAL FLOOR 495' - 9" 35 - RESIDENTIAL FLOOR 485' - 0" 34 - RESIDENTIAL FLOOR 474' - 3" 33 - RESIDENTIAL FLOOR 463' - 6" 32 - RESIDENTIAL FLOOR 452' - 9" 31 - RESIDENTIAL FLOOR 442' - 0" 30 - RESIDENTIAL FLOOR 431' - 3" 29 - RESIDENTIAL FLOOR 420' - 6" 28 - RESIDENTIAL FLOOR 409' - 9" 27 - RESIDENTIAL FLOOR 399' - 0" 25 - RESIDENTIAL FLOOR 370' - 6" 24 - RESIDENTIAL FLOOR 359' - 9" 23 - RESIDENTIAL FLOOR 349' - 0" 22 - RESIDENTIAL FLOOR 338' - 3" 21 - RESIDENTIAL FLOOR 327' - 6" 20 - RESIDENTIAL FLOOR 316' - 9" 19 -RESIDENTIAL FLOOR 306' - 0" 18 - RESIDENTIAL FLOOR 295' - 3" 17 - RESIDENTIAL FLOOR 284' - 6" 16 - RESIDENTIAL FLOOR 273' - 9" 15 - RESIDENTIAL FLOOR 260' - 6" 14 - AMENITY FLOOR LOW 247' - 3" 13 - PARKING FLOOR P13 230' - 3" 12 - PARKING FLOOR P12 221' - 3" 11 - PARKING FLOOR P11 212' - 3" 10 - PARKING FLOOR P10 203' - 3" 09 - PARKING FLOOR P9 194' - 3" 08 - PARKING FLOOR P8 185' - 3" 07 - PARKING FLOOR P7 176' - 3" 06 - PARKING FLOOR P6 167' - 3" 05 - PARKING FLOOR P5 158' - 3" 04 - PARKING FLOOR P4 149' - 3" 03- PARKING FLOOR P3 139' - 1" 02 - FLOOR 02 123' - 6" TRANSFORMER ELEV 103' - 9" 01 - GROUND FLOOR 100' - 0" NORTH ALLEY ELEV 101' - 4" SW RAINEY ELEV 98' - 7 3/4" " 1 - ' 1 7 5 AMENITY DECK / LIBRARY 26 - AMENITY FLOOR UPPER 384' - 9" THE LIBRARY POOL DECK 247’ - 3” POOL AND AMENITY DECK / LOUNGE / RESIDENTIAL UNITS POOL / URBAN TERRACE I R A T S I R A T S S R O T A V E L E S R O T A V E L E PARKING GARAGE H S A R T I R A T S R O T A V E L E E C V R E S I RESIDENTIAL COMMONS RETAIL LOBBY/ LEASING OFFICE ALLEY TRANSFORMER RETAIL/ HAPPY HOUR (1,500 SF) GROUND LEVEL 100’ - 0” SECTION 8 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER30 of 61B-15INSPIRATION — STREET 9 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER31 of 61B-15INSPIRATION — PODIUM 10 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER32 of 61B-15INSPIRATION — AMENITY DECKS 11 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER33 of 61B-15INSPIRATION — SKIN 12 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER34 of 61B-15SITE VICINITY PLAN 13 | RIVER STREET RESIDENCES | 2020-10-22 1" = 80'-0" AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER35 of 61B-15T E E R T S Y E N I A R E U N E V A T S A E RIVER STREET SITE PLAN 14 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER36 of 61B-15SITE PLAN 15 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER37 of 61B-15RAINEY ST & RIVER ST 16 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER38 of 61B-15RIVER ST TOWARD RAINEY ST 17 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER39 of 61B-15RIVER ST TOWARD EAST AVE 18 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER40 of 61B-15E N I L Y T R E P O R P S S E C C A C I L B U P T N E M E S A E 18' LEVEL 2 39' - 1" LEVEL 2 23' - 6" LEVEL 1 0' - 0" AT RAINEY AND RIVER STREETS, THE BUILDING STEPS BACK AT LEVELS 1 & 2 TO PROVIDE 18' CLEAR UP TO 35' HIGH FOR GREAT STREETS. COLUMNS ARE THE ONLY ARCHITECTURAL ELEMENTS IN THIS ZONE (RIVER STREET ONLY). BUILDING PRESERVES MINIMUM 18' CLEAR OVER ALLEY IN ORDER TO ALLOW ACCESS THROUGH SITE. STREET EXPERIENCE 19 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER41 of 61B-15 E V A T S A E STREET LIGHT TREE LIGHTING TYPICAL RIVER STREET TREE LIGHTING TYPICAL STREET LIGHT T E E R T S Y E N I A R PHOTOMETRIC PLAN 20 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER42 of 61B-15GROUND FLOOR PLAN 21 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER43 of 61B-15V POOCH PATIO DOG SPA 401 SF BARK BAR 1527 SF E N O Z R A E L C ' 5 3 DECK HAPPY HOUR 2113 SF E V O B A R E W O T UP V 35' CLEAR ZONE 16.5% RAMP UP FROM EAST 13.2% RAMP DN EMERG. ELECTRIC 1 0 . 1 % RAMP DN TO EAST 16.5% % 6 . 7 1 GENERATOR V ROLL DOWN GATE TWO WAY VISITOR PARKING/ VALET AREA G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 FLOOR PLAN 02 - COMMONS / PARKING 22 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER44 of 61B-15V UP RAMP UP 11.6% RAMP DN % 9 . 6 STORAGE RAMP DN 13.2% 12.7% RAMP UP % 8 . 5 V ELEC E V O B A R E W O T VAN VAN G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 FLOOR PLAN 03 - PARKING 23 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER45 of 61B-15UP V 11.6% RAMP DN 9.9% RAMP UP STORAGE 12.7% RAMP UP 10.0% RAMP DN V ELEC. E V O B A R E W O T G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 FLOOR PLAN 04 - PARKING 24 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER46 of 61B-159.9% RAMP UP STORAGE S S E R P R A T S I M O O R N A F V E V O B A R E W O T 10.0% RAMP DN OPEN TO BELOW ELEC. G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 FLOOR PLAN 13 - TOP FLOOR PARKING 25 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER47 of 61B-15LOWER AMENITY PLAN 26 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER48 of 61B-15YOGA STUDIO A A A O 2 H T/E B S FITNESS A A A A AMENITY DECK BELOW E V O B A R E W O T G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 WELLNESS LEVEL 27 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER49 of 61B-15B A A B A 0 2 H T/E B A A A A A B G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 LOWER RESIDENTIAL UNIT PLAN 28 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER50 of 61B-15B S S A A B S 0 2 H T/E LIBRARY A A A A A G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 UPPER AMENITY PLAN 29 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER51 of 61B-15B S S A A 0 2 H T/E B S A C A A A A G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 UPPER RESIDENTIAL UNIT PLAN L27-28 30 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER52 of 61B-15B S S A A 0 2 H T/E B S A C A A A A A G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 UPPER RESIDENTIAL UNIT PLAN 31 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER53 of 61B-15B C PRIVATE TERRACE C C A 0 2 H T/E E T A V R P I E C A R R E T E T A V R P I E C A R R E T A C G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 PENTHOUSE AMENITY UNIT PLAN 32 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER54 of 61B-15B C C C 0 2 H T/E PRIVATE TERRACE B C PRIVATE TERRACE PRIVATE TERRACE G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 PENTHOUSE UNIT PLAN 33 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER55 of 61B-15COOLING TOWERS PUMP ROOM ROOF TERRACE SKY LOUNGE RESTROOMS BLDG HOTWATER OUTSIDE AIR UNITS (OPEN TO SKY) G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 ROOF AMENITY PLAN 34 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER56 of 61B-15ELEV MACHINE ROOM ELEV MACHINE ROOM O/A FANS BELOW AND DUCT G F E D C B A 14 13 12 11 10 09 08 07 06 05 04 03 02 01 ROOF MECHANICAL PLAN 35 | RIVER STREET RESIDENCES | 2020-10-22 0’ 5’ 10’ 20’ 40’ N AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER57 of 61B-15DESIGN NOTES • Tower "grows" from heavy & vegetated at base up to light & clean at top - in a gradient from rooted-in to reflective-of context. • Ground-level retail brings the street into the building - the heartbeat of its base. • Activity extends up the Rainey Street facade, adding dynamic presence to the district at the building's lowest levels. • Parking levels are masked with vegetation, masonry, and artistic metal panel, adding rich texture to all street fronts. • "Breaks" in tower mass at amenity levels provide scale & movement. • Balconies and porches are positioned strategically for views - eroding the tower as it rises. • Subtle warm tones of masonry at base and copper-toned composite system above complement vegetation and glass. • Perceptions of tower from west, south, east, and north are each unique and reflective of particular context. 14 14 13 13 12 12 11 11 10 10 09 09 08 08 07 07 06 06 05 05 04 04 03 03 02 02 01 01 " " 0 0 - - ' ' 0 0 2 2 " " 0 0 - - ' ' 5 5 1 1 " " 7 7 - - ' ' 6 6 1 1 " " 9 9 - - ' ' 1 1 1 1 " " 9 9 - - ' ' 1 1 1 1 " " 9 9 - - ' ' 1 1 1 1 " " 3 3 - - ' ' 3 3 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 3 3 - - ' ' 4 4 1 1 " " 3 3 - - ' ' 4 4 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 3 3 - - ' ' 3 3 1 1 " " 3 3 - - ' ' 3 3 1 1 " " 0 0 - - ' ' 8 8 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 2 2 - - ' ' 0 0 1 1 " " 7 7 - - ' ' 5 5 1 1 " " 6 6 - - ' ' 3 3 2 2 50 - ROOF 50 - ROOF 671' - 1" 671' - 1" 49 - MECH FLOOR 49 - MECH FLOOR 651' - 1" 651' - 1" 48 - ROOF AMENITY FLOOR 48 - ROOF AMENITY FLOOR 636' - 1" 636' - 1" 47- PENTHOUSE 47- PENTHOUSE 619' - 6" 619' - 6" 46 - PENTHOUSE 46 - PENTHOUSE 607' - 9" 607' - 9" 45 - PENTHOUSE 45 - PENTHOUSE 596' - 0" 596' - 0" 44 - PENTHOUSE 44 - PENTHOUSE 584' - 3" 584' - 3" 43 - RESIDENTIAL FLOOR 43 - RESIDENTIAL FLOOR 571' - 0" 571' - 0" 42 - RESIDENTIAL FLOOR 42 - RESIDENTIAL FLOOR 560' - 3" 560' - 3" 41 - RESIDENTIAL FLOOR 41 - RESIDENTIAL FLOOR 549' - 6" 549' - 6" 40 - RESIDENTIAL FLOOR 40 - RESIDENTIAL FLOOR 538' - 9" 538' - 9" 39 - RESIDENTIAL FLOOR 39 - RESIDENTIAL FLOOR 528' - 0" 528' - 0" 38 - RESIDENTIAL FLOOR 38 - RESIDENTIAL FLOOR 517' - 3" 517' - 3" 37 - RESIDENTIAL FLOOR 37 - RESIDENTIAL FLOOR 506' - 6" 506' - 6" 36 - RESIDENTIAL FLOOR 36 - RESIDENTIAL FLOOR 495' - 9" 495' - 9" 35 - RESIDENTIAL FLOOR 35 - RESIDENTIAL FLOOR 485' - 0" 485' - 0" 34 - RESIDENTIAL FLOOR 34 - RESIDENTIAL FLOOR 474' - 3" 474' - 3" 33 - RESIDENTIAL FLOOR 33 - RESIDENTIAL FLOOR 463' - 6" 463' - 6" 32 - RESIDENTIAL FLOOR 32 - RESIDENTIAL FLOOR 452' - 9" 452' - 9" 31 - RESIDENTIAL FLOOR 31 - RESIDENTIAL FLOOR 442' - 0" 442' - 0" 30 - RESIDENTIAL FLOOR 30 - RESIDENTIAL FLOOR 431' - 3" 431' - 3" 29 - RESIDENTIAL FLOOR 29 - RESIDENTIAL FLOOR 420' - 6" 420' - 6" 28 - RESIDENTIAL FLOOR 28 - RESIDENTIAL FLOOR 409' - 9" 409' - 9" 27 - RESIDENTIAL FLOOR 27 - RESIDENTIAL FLOOR 399' - 0" 399' - 0" 26 - AMENITY FLOOR UPPER 26 - AMENITY FLOOR UPPER 384' - 9" 384' - 9" 25 - RESIDENTIAL FLOOR 25 - RESIDENTIAL FLOOR 370' - 6" 370' - 6" 24 - RESIDENTIAL FLOOR 24 - RESIDENTIAL FLOOR 359' - 9" 359' - 9" 23 - RESIDENTIAL FLOOR 23 - RESIDENTIAL FLOOR 349' - 0" 349' - 0" 22 - RESIDENTIAL FLOOR 22 - RESIDENTIAL FLOOR 338' - 3" 338' - 3" 21 - RESIDENTIAL FLOOR 21 - RESIDENTIAL FLOOR 327' - 6" 327' - 6" 20 - RESIDENTIAL FLOOR 20 - RESIDENTIAL FLOOR 316' - 9" 316' - 9" 19 -RESIDENTIAL FLOOR 19 -RESIDENTIAL FLOOR 306' - 0" 306' - 0" 18 - RESIDENTIAL FLOOR 18 - RESIDENTIAL FLOOR 295' - 3" 295' - 3" 17 - RESIDENTIAL FLOOR 17 - RESIDENTIAL FLOOR 284' - 6" 284' - 6" 16 - RESIDENTIAL FLOOR 16 - RESIDENTIAL FLOOR 273' - 9" 273' - 9" 15 - RESIDENTIAL FLOOR 15 - RESIDENTIAL FLOOR 260' - 6" 260' - 6" 14 - AMENITY FLOOR LOW 14 - AMENITY FLOOR LOW 247' - 3" 247' - 3" 13 - PARKING FLOOR P13 13 - PARKING FLOOR P13 230' - 3" 230' - 3" 12 - PARKING FLOOR P12 12 - PARKING FLOOR P12 221' - 3" 221' - 3" 11 - PARKING FLOOR P11 11 - PARKING FLOOR P11 212' - 3" 212' - 3" 10 - PARKING FLOOR P10 10 - PARKING FLOOR P10 203' - 3" 203' - 3" 09 - PARKING FLOOR P9 09 - PARKING FLOOR P9 194' - 3" 194' - 3" 08 - PARKING FLOOR P8 08 - PARKING FLOOR P8 185' - 3" 185' - 3" 07 - PARKING FLOOR P7 07 - PARKING FLOOR P7 176' - 3" 176' - 3" 06 - PARKING FLOOR P6 06 - PARKING FLOOR P6 167' - 3" 167' - 3" 05 - PARKING FLOOR P5 05 - PARKING FLOOR P5 158' - 3" 158' - 3" 04 - PARKING FLOOR P4 04 - PARKING FLOOR P4 149' - 3" 149' - 3" 03- PARKING FLOOR P3 03- PARKING FLOOR P3 139' - 1" 139' - 1" 02 - FLOOR 02 02 - FLOOR 02 123' - 6" 123' - 6" TRANSFORMER ELEV TRANSFORMER ELEV 103' - 9" 103' - 9" 01 - GROUND FLOOR 01 - GROUND FLOOR 100' - 0" 100' - 0" NORTH ALLEY ELEV NORTH ALLEY ELEV 101' - 4" 101' - 4" SW RAINEY ELEV SW RAINEY ELEV 98' - 7 3/4" 98' - 7 3/4" " " 1 1 - - ' ' 1 1 7 7 5 5 ELEVATIONS 36 | RIVER STREET RESIDENCES | 2020-10-22 WEST SOUTH AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER58 of 61B-1514 14 13 13 12 12 11 11 10 10 09 09 08 08 07 07 06 06 05 05 04 04 03 03 02 02 01 01 " " 0 0 - - ' ' 0 0 2 2 " " 0 0 - - ' ' 5 5 1 1 " " 7 7 - - ' ' 6 6 1 1 " " 9 9 - - ' ' 1 1 1 1 " " 9 9 - - ' ' 1 1 1 1 " " 9 9 - - ' ' 1 1 1 1 " " 3 3 - - ' ' 3 3 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 3 3 - - ' ' 4 4 1 1 " " 3 3 - - ' ' 4 4 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 9 9 - - ' ' 0 0 1 1 " " 3 3 - - ' ' 3 3 1 1 " " 3 3 - - ' ' 3 3 1 1 " " 0 0 - - ' ' 8 8 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 0 0 - - ' ' 9 9 " " 2 2 - - ' ' 0 0 1 1 " " 7 7 - - ' ' 5 5 1 1 " " 6 6 - - ' ' 3 3 2 2 50 - ROOF 50 - ROOF 671' - 1" 671' - 1" 49 - MECH FLOOR 49 - MECH FLOOR 651' - 1" 651' - 1" 48 - ROOF AMENITY FLOOR 48 - ROOF AMENITY FLOOR 636' - 1" 636' - 1" 47- PENTHOUSE 47- PENTHOUSE 619' - 6" 619' - 6" 46 - PENTHOUSE 46 - PENTHOUSE 607' - 9" 607' - 9" 45 - PENTHOUSE 45 - PENTHOUSE 596' - 0" 596' - 0" 44 - PENTHOUSE 44 - PENTHOUSE 584' - 3" 584' - 3" 43 - RESIDENTIAL FLOOR 43 - RESIDENTIAL FLOOR 571' - 0" 571' - 0" 42 - RESIDENTIAL FLOOR 42 - RESIDENTIAL FLOOR 560' - 3" 560' - 3" 41 - RESIDENTIAL FLOOR 41 - RESIDENTIAL FLOOR 549' - 6" 549' - 6" 40 - RESIDENTIAL FLOOR 40 - RESIDENTIAL FLOOR 538' - 9" 538' - 9" 39 - RESIDENTIAL FLOOR 39 - RESIDENTIAL FLOOR 528' - 0" 528' - 0" 38 - RESIDENTIAL FLOOR 38 - RESIDENTIAL FLOOR 517' - 3" 517' - 3" 37 - RESIDENTIAL FLOOR 37 - RESIDENTIAL FLOOR 506' - 6" 506' - 6" 36 - RESIDENTIAL FLOOR 36 - RESIDENTIAL FLOOR 495' - 9" 495' - 9" 35 - RESIDENTIAL FLOOR 35 - RESIDENTIAL FLOOR 485' - 0" 485' - 0" 34 - RESIDENTIAL FLOOR 34 - RESIDENTIAL FLOOR 474' - 3" 474' - 3" 33 - RESIDENTIAL FLOOR 33 - RESIDENTIAL FLOOR 463' - 6" 463' - 6" 32 - RESIDENTIAL FLOOR 32 - RESIDENTIAL FLOOR 452' - 9" 452' - 9" 31 - RESIDENTIAL FLOOR 31 - RESIDENTIAL FLOOR 442' - 0" 442' - 0" 30 - RESIDENTIAL FLOOR 30 - RESIDENTIAL FLOOR 431' - 3" 431' - 3" 29 - RESIDENTIAL FLOOR 29 - RESIDENTIAL FLOOR 420' - 6" 420' - 6" 28 - RESIDENTIAL FLOOR 28 - RESIDENTIAL FLOOR 409' - 9" 409' - 9" 27 - RESIDENTIAL FLOOR 27 - RESIDENTIAL FLOOR 399' - 0" 399' - 0" 26 - AMENITY FLOOR UPPER 26 - AMENITY FLOOR UPPER 384' - 9" 384' - 9" 25 - RESIDENTIAL FLOOR 25 - RESIDENTIAL FLOOR 370' - 6" 370' - 6" 24 - RESIDENTIAL FLOOR 24 - RESIDENTIAL FLOOR 359' - 9" 359' - 9" 23 - RESIDENTIAL FLOOR 23 - RESIDENTIAL FLOOR 349' - 0" 349' - 0" 22 - RESIDENTIAL FLOOR 22 - RESIDENTIAL FLOOR 338' - 3" 338' - 3" 21 - RESIDENTIAL FLOOR 21 - RESIDENTIAL FLOOR 327' - 6" 327' - 6" 20 - RESIDENTIAL FLOOR 20 - RESIDENTIAL FLOOR 316' - 9" 316' - 9" 19 -RESIDENTIAL FLOOR 19 -RESIDENTIAL FLOOR 306' - 0" 306' - 0" 18 - RESIDENTIAL FLOOR 18 - RESIDENTIAL FLOOR 295' - 3" 295' - 3" 17 - RESIDENTIAL FLOOR 17 - RESIDENTIAL FLOOR 284' - 6" 284' - 6" 16 - RESIDENTIAL FLOOR 16 - RESIDENTIAL FLOOR 273' - 9" 273' - 9" 15 - RESIDENTIAL FLOOR 15 - RESIDENTIAL FLOOR 260' - 6" 260' - 6" 14 - AMENITY FLOOR LOW 14 - AMENITY FLOOR LOW 247' - 3" 247' - 3" 13 - PARKING FLOOR P13 13 - PARKING FLOOR P13 230' - 3" 230' - 3" 12 - PARKING FLOOR P12 12 - PARKING FLOOR P12 221' - 3" 221' - 3" 11 - PARKING FLOOR P11 11 - PARKING FLOOR P11 212' - 3" 212' - 3" 10 - PARKING FLOOR P10 10 - PARKING FLOOR P10 203' - 3" 203' - 3" 09 - PARKING FLOOR P9 09 - PARKING FLOOR P9 194' - 3" 194' - 3" 08 - PARKING FLOOR P8 08 - PARKING FLOOR P8 185' - 3" 185' - 3" 07 - PARKING FLOOR P7 07 - PARKING FLOOR P7 176' - 3" 176' - 3" 06 - PARKING FLOOR P6 06 - PARKING FLOOR P6 167' - 3" 167' - 3" 05 - PARKING FLOOR P5 05 - PARKING FLOOR P5 158' - 3" 158' - 3" 04 - PARKING FLOOR P4 04 - PARKING FLOOR P4 149' - 3" 149' - 3" 03- PARKING FLOOR P3 03- PARKING FLOOR P3 139' - 1" 139' - 1" 02 - FLOOR 02 02 - FLOOR 02 123' - 6" 123' - 6" TRANSFORMER ELEV TRANSFORMER ELEV 103' - 9" 103' - 9" 01 - GROUND FLOOR 01 - GROUND FLOOR 100' - 0" 100' - 0" NORTH ALLEY ELEV NORTH ALLEY ELEV 101' - 4" 101' - 4" SW RAINEY ELEV SW RAINEY ELEV 98' - 7 3/4" 98' - 7 3/4" " " 1 1 - - ' ' 1 1 7 7 5 5 ELEVATIONS ELEVATIONS 37 | RIVER STREET RESIDENCES | 2020-10-22 EAST NORTH AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER59 of 61B-151. Deemphasize cars. Transportation habits are changing, and it is likely that during the lifespan of this building, car ownership will become a thing of the past. • Design for all modes of transportation including rideshare, bicycle, and micro-mobility solutions. • Design the parking floors so they can be adapted into occupiable space. 2. Create a performative skin. Utilize iterative parametric design to develop strategies for strategic glazing and effective shading. It is advantageous that the site is generally oriented east-west, but the design will need to reconcile panoramic views with solar and glare control, especially to the west and south. • A 40% Window-to-Wall ratio as an average over the entire building sets the stage for good performance (energy, daylight, acoustics, thermal comfort, bird strikes, reflections, etc.). • Planters, balconies, and structure can serve as sun-shading elements. 3. Incorporate plants into the podium facade in order to establish an expressive identity, to create a biophilic experience, and to connect the project to its site. All vegetation must be simple and easy to maintain. • Select native plants that can thrive in the conditions in which they will live. • Integrate irrigation within overall building systems, structure, and/or facade. 4. Tell a great water story. In Texas, water is our most precious resource; the project should collect, store, and reuse water in ways that are both expressive and beneficial to users. • Collect and use rainwater effectively. • Recirculate and use condensate effectively. 5. Set new standards for development in the city of Austin. Do better; give back. • Achieve more than the AEGB 2-star minimum. • Consider additional certifications, such as LEED and/or WELL. • Incorporate renewable energy solutions as an expression of a sustainable ethos. DESIGN — PERFORMANCE GOALS 38 | RIVER STREET RESIDENCES | 2020-10-22 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER60 of 61B-15Deck Area Retail SF Parking Count Unit Count Bed Count Residential GSF Amenity SF Penetrations FAR Residential RSF 3,359 SF Deck 2,398 SF 1,297 GSF 7,564 GSF i o d u t S d e B 1 d e B 2 d e B 3 0 0 0 0 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 0 0 0 0 0 0 0 0 0 0 2 1 0 0 0 2 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 7 7 7 8 8 8 8 8 8 8 8 8 8 5 5 2 2 2 1 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 4 4 4 4 4 4 4 4 4 4 2 1 4 4 4 4 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1,780 GSF 8,861 GSF 16 Beds 16 Beds 13,774 GSF 13,774 GSF 16 Beds 13,774 GSF 16 Beds 13,557 GSF 18 Beds 18 Beds 18 Beds 18 Beds 18 Beds 18 Beds 18 Beds 18 Beds 18 Beds 18 Beds 18 Beds 18 Beds 18 Beds 18 Beds 16 Beds 16 Beds 16 Beds 16 Beds 16 Beds 16 Beds 16 Beds 16 Beds 16 Beds 15,374 GSF 15,374 GSF 15,374 GSF 15,374 GSF 15,374 GSF 15,374 GSF 15,374 GSF 15,374 GSF 15,374 GSF 15,374 GSF 15,374 GSF 15,374 GSF 15,374 GSF 15,374 GSF 15,446 GSF 15,446 GSF 15,446 GSF 15,446 GSF 15,446 GSF 15,446 GSF 15,446 GSF 15,446 GSF 15,446 GSF 6 Units 6 Units 6 Units 7 Units 14 Units 14 Units 14 Units 14 Units 14 Units 14 Units 14 Units 14 Units 14 Units 14 Units 14 Units 14 Units 14 Units 14 Units 14 Units 13 Units 13 Units 12 Units 12 Units 12 Units 12 Units 12 Units 12 Units 12 Units 12 Units 12 Units 12 Units 12 Units 9 Units 7 Units 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 1,338 SF 1,338 SF 12,436 SF 12,436 SF 1,338 SF 12,436 SF 1,338 SF 12,219 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 1,338 SF 14,036 SF 14,036 SF 14,036 SF 14,036 SF 14,036 SF 14,036 SF 14,036 SF 14,036 SF 14,036 SF 14,036 SF 14,036 SF 14,036 SF 14,036 SF 14,036 SF 14,108 SF 14,108 SF 14,108 SF 14,108 SF 14,108 SF 14,108 SF 14,108 SF 14,108 SF 14,108 SF 11,017 RSF 11,017 RSF 11,017 RSF 10,800 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,562 RSF 12,098 RSF 12,098 RSF 10,103 RSF 12,634 RSF 12,634 RSF 12,634 RSF 12,634 RSF 12,634 RSF 12,634 RSF 12,634 RSF 12,634 RSF 12,634 RSF 12,634 RSF 7,892 RSF 6,003 RSF 16 Beds 15,446 GSF 11 Beds 8 Beds 14,133 GSF 12,284 GSF 3,346 SF 3,343 SF 1,338 SF 14,108 SF 1,348 SF 12,785 SF 1,370 SF 10,914 GSF 959 SF Deck 14 Beds 14,729 GSF 1,814 SF 18 Beds 15,374 GSF 17 Beds 14,910 GSF 17 Beds 14,910 GSF 1,338 SF 14,036 SF 1,338 SF 13,572 SF 1,338 SF 1,338 SF 13,572 SF 13,391 SF 478 SF Deck 9,590 SF Deck -5% Design Factor 23,184 SF 23,134 SF 23,134 SF 23,134 SF 23,134 SF 23,134 SF 23,134 SF 23,134 SF 23,134 SF 23,134 SF 23,127 SF 13,333 SF 43 CARS 44 CARS 44 CARS 44 CARS 44 CARS 44 CARS 44 CARS 44 CARS 44 CARS 44 CARS 43 CARS 10 CARS (4T, 5C, 35 Std ) (4T, 5C, 35 Std ) (4T, 5C, 35 Std ) (4T, 5C, 35 Std ) (4T, 5C, 35 Std ) (4T, 5C, 35 Std ) (2 ADA, 4T, 5C, 33 Std ) (2 ADA, 4T, 5C, 33 Std ) (2 ADA, 4T, 5C, 33 Std ) (2 ADA, 4T, 5C, 33 Std ) (2 Van, 3C, 6T, 33 Std) (1 ADA 4 Parallel, 3 Std) Total Height from Grade Height 568.58' Mech Screen wall 20.00' Amenity Roof Deck Flr 48 15.00' DECK STRUCTURE 4.83' Residential Floor 29 10.75' Residential Floor 28 Residential Floor 27 Residential Floor 26 10.75' 10.75' 14.25' DECK STRUCTURE 4.00' Residential Floor 47 Residential Floor 46 Residential Floor 45 Residential Floor 44 Residential Floor 43 Residential Floor 42 Residential Floor 41 Residential Floor 40 Residential Floor 39 Residential Floor 38 Residential Floor 37 Residential Floor 36 Residential Floor 35 Residential Floor 34 Residential Floor 33 Residential Floor 32 Residential Floor 31 Residential Floor 30 Residential Floor 25 Residential Floor 24 Residential Floor 23 Residential Floor 22 Residential Floor 21 Residential Floor 20 Residential Floor 19 Residential Floor 18 Residential Floor 17 Residential Floor 16 Residential Floor 15 Amenity Floor 14 Garage Level P13 Garage Level P12 Garage Level P11 Garage Level P10 Garage Level P9 Garage Level P8 Garage Level P7 Garage Level P6 Garage Level P5 Garage Level P4 Garage Level P3 11.75' 11.75' 11.75' 11.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.25' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 10.75' 13.25' 13.25' 9.00' 9.00' 9.00' 9.00' 9.00' 9.00' 9.00' 9.00' 9.00' 9.00' 10.17' DECK STRUCTURE 8.00' 519 SF Deck 7,166 GSF 3,312 SF 1,642 SF 18,857 SF Garage Level P2 15.58' Rainey Street 1,500 SF 3 CARS (1 ADA, 2 Std.) Alley 12,238 GSF 2,940 GSF 1,631 SF 12,107 SF Ground 23.50' East Ave 14,905 SF Deck 1,500 SF Retail SF 491 CARS 267,850 SF 25 Bike Spaces 409 Units 995 SF/UNIT Unit Count 57 233 86 33 561 Beds 540,960 GSF 17,153 GSF 50,104 SF 505,409 SF 406,815 RSF 505,409 GSF 23,579 SF 21.43 :1 FAR Residential GSF Amenity SF Penetrations FAR Residential RSF 21.43 :1 FAR Project Area Site Area 14% 57% 21% 8% o d e d B u t 3 S d e B 2 d e B 1 i GSF means the total enclosed area of all floors in a building with a clear height of more than six feet, measured to the outside surface of the exterior walls. The term includes loading docks and excludes atria airspace, parking facilities, driveways, and enclosed loading berths and off-street maneuvering STACKING DIAGRAM ^ 39 | RIVER STREET RESIDENCES | 2020-10-22 © 2020 ^ INC. River Street Partners High Street Residential Area Tabulations and Stacking Diagram PG 01 | AUSTIN, TX | #24619.000 | 10.22.2020 AUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENERAUSTIN, TX � #24169.000 � 08 12 20© 2020 ^ INC. ^NPG 01 ��’��’��’�’�’River Street PartnersHigh Street Residential Ground FloorABE01020304050607080910DDN FROM P217% RAMPUP TO P217% RAMPBIKE ROOMMAINELECTRICRETAILFIREPUMPTRASHEMERGENCYELEC.STAGINGMDFGENERATOR ABOVESERVCORRIDORTRANSFORMERVAULTGAS METERMAIL LOUNGEPACKAGEFPSELOWER TOWER ABOVEUPPER TOWER ABOVEFED EXCONCIERGEOFFICEBIKE LANELOBBYWATERSOFTENER61 of 61B-15