20 SP-2023-0437C - 701 W. 6th St. Staff Report — original pdf

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CITY COUNCIL DOWNTOWN DENSITY BONUS REQUEST SITE PLAN REVIEW SHEET CASE NUMBER: SP-2023-0494C PLANNING COMMISSION HEARING DATE: April 22, 2025 PROJECT NAME: 701 W. 6th St. ADDRESS: 701 and 709 W. 6th Street and 512 Rio Grande Street APPLICANT: Richard T. Suttle Jr., Armburst & Brown, PLLC 100 Congress Ave. Ste. 1300, Austin, TX 78701 URBAN DESIGN STAFF: Jorge E. Rousselin, CNU-A Jorge.Rousselin@austintexas.gov Phone: (512) 974-2975 SITE PLAN CASE MANAGER: Chris Sapuppo Chris.Sapuppo@austintexas.gov Phone: (512) 978-4665 NEIGHBORHOOD PLAN: Downtown PROPOSED DEVELOPMENT: The applicant is requesting administrative approval for the construction of a 66-story mixed-use building comprised of retail and 413 residential units, garage parking, and streetscape improvements in accordance with the Downtown Density Bonus Program (DDBP). PROJECT REQUEST: In accordance with LDC Section 25-2-586(B)(6), the applicant is requesting, from City Council, additional floor to area ratio (FAR) from 15:1 to 30:1 for a proposed mixed-use building. The project is participating in the Downtown Density Bonus Program for bonus area up to 15:1 FAR to be granted administratively. PRIOR BOARD AND COMMISSION ACTION: Design Commission: September 23, 2024: The motion that the project 701 W 6th St, located at 701 and 709 West 6th Street and 510 and 512 Rio Grande Street, does not comply with the Urban Design Guidelines for the City of Austin in accordance with Land Development Code § 25-2-586 (C)(1)(a)(ii) was approved on Vice Chair Meiners’ motion, Commissioner Howard’s second on a 7-0-1 vote. Chair Salinas abstained. Commissioners Carroll, Ladner, and Lee were absent. Planning Commission: April 22, 2025 Council Public Hearing: May 22, 2025 20 SP-2023-0437C - 701 W. 6th St.1 of 5 SUMMARY STAFF RECOMMENDATION: Gatekeeper Requirements: To participate in the Downtown Density Bonus Program, projects must first satisfy the gatekeeper requirements as described in LDC 25-2-586(C)(1), which are: 1. To substantially comply with the Urban Design Guidelines 2. Execute a restrictive covenant committing to provide streetscape improvements along all public street frontages, consistent with the Great Streets Standards, and 3. Execute a restrictive covenant committing to achieve a minimum two-star rating under the Austin Energy Green Building program using the ratings in effect at the time the application is submitted. For this project, the applicant has provided sufficient documentation to meet the gatekeeper requirements, as outlined below: • The project will implement streetscape improvements consistent with Great Streets standards along West 6th Street and Rio Grand Street with a pedestrian-oriented design featuring wide sidewalks, street trees, benches, bike racks, trash receptacles, and streetlights. • The applicant has committed to achieving a minimum two-star rating under the Austin Energy Green Building Program. • The applicant has provided documentation indicating they will substantially comply with the Urban Design Guidelines and Staff has found the project substantially compliant with the Urban Design guidelines. Bonus Area Analysis: 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 entitlement” − as the bonus area approved administratively between 8:1 and 15:1 FAR (as permitted by Section 25-2-586(B)(3)), and the bonus area above the administrative allowance of 15:1 FAR (as permitted by Section 25-2-586(B)(6)), up to a maximum 30:1 FAR. The applicant has proposed to achieve the bonus area allowances through the following means: 1. Bonus area from 8:1 to 15:1 FAR: Pay $797,874 of fees-in-lieu for affordable housing (to satisfy Section 25-2-586(E)(1)(b)(i). 2. Bonus area from 8:1 to 15:1 FAR: Applicant provides funding in the amount of $797,874 towards the Third Street Bike-Pedestrian Bridge & Trestle Improvement project to be delivered by the Owner to the City for allocation to Austin Transportation and Public Works Department Seaholm Multimodal Improvements - Subproject No. 13322.001.to satisfy Sections 25-2-586(E)(1)(b)(ii) and Section 25-2-586(E)(12). 3. Bonus area from 15:1 to 30:1 FAR: Pay $1,709,730 of fees-in-lieu for affordable housing (to satisfy Section 25-2-586(E)(1)(b)(i). 4. Bonus area from 15:1 to 30:1 FAR: Applicant provides funding in the amount of $1,709,730 towards the Third Street Bike-Pedestrian Bridge & Trestle Improvement project to be delivered by the Owner to the City for allocation to Austin Transportation and Public Works Department Seaholm Multimodal Improvements -Subproject No. 13322.001. With this, the applicant has met the Code requirement to go above and beyond what’s required to achieve the administrative FAR allowance for community benefits Section 25-2-586(B)(6)(d)(1). 20 SP-2023-0437C - 701 W. 6th St.2 of 5 All fees-in-lieu above, totaling $2,507,604 will be paid into the Affordable Housing Trust Fund and $2,507,604 to the Third Street Bike-Pedestrian Bridge & Trestle Improvement project to be delivered by the Owner to the City for allocation to Austin Transportation and Public Works Department Seaholm Multimodal Improvements -Subproject No. 13322.001. Staff recommends APPROVAL of the request for bonus area above what is allowed administratively by Section 25-2-586(B)(3), up to a maximum 30:1 FAR, due to the additional community benefits that will be realized in exchange for the additional bonus area. 18,997 square feet 0.44 acres CBD PROJECT INFORMATION SITE AREA EXISTING ZONING TRAFFIC IMPACT ANALYSIS N/A Yes CAPITOL VIEW CORRIDOR West 6th Street and Rio Grande Street PROPOSED ACCESS Allowed/Required Existing Proposed 8:1 100% FLOOR-AREA RATIO BUILDING COVERAGE 30:1 100% N/A 100% EXISTING ZONING AND LAND USES ZONING LAND USES Site North South East West CBD CBD CBD CBD CBD Restaurant/Cocktail lounge, Food trucks Restaurants / Cocktail lounges Cocktail lounges Cocktail lounges Cocktail lounge ABUTTING STREETS Street West 6th Street Rio Grande Street ASMP Required ROW / Existing ROW 80’ 80’ Pavement Width ASMP Classification 55’ 40’ Corridor Mobility – Level 3 Corridor Mobility – Level 3 20 SP-2023-0437C - 701 W. 6th St.3 of 5 CS-MU-V-CO-NP LO P LO-ETOD-DBETOD CS-ETOD-DBETOD LO-MU-ETOD-DBETOD GO-ETOD-DBETOD LO-ETOD-DBETOD MF-4-ETOD-DBETOD GO-ETOD-DBETOD GO-ETOD-DBETOD GO CS-ETOD-DBETOD MF-4-H-HD-NP SF-3-HD-NP MF-4-HD-NP MF-4-HD-NP LO-NP CS-MU-CO-NP CS-MU-V-CO-NP SF-3-HD-NP MF-4-HD-NP SF-3-H-HD-NP SF-3-HD-NP SF-3-H-HD-NP SF-3-HD-NP SF-3-HD-NP SF-3-HD-NP SF-3-NP CS-MU-V-CO-NP CS-ETOD-DBETOD P MF-4-HD-NP SF-3-HD-NP DMU-CO-CURE W 7TH ST MF-4-HD-NP MF-4-HD-NP CS-MU-V-CO-NP SF-3-HD-NP MF-4-HD-NP CS-MU-V-CO-NP D V L R B A M A N L SF-3-H-HD-NP T R S O L Y A B CS-MU-CO-NP CS-MU-V-CO-NP CS-MU-V-CO-NP CS-MU-V-CO-NP CS-CO DMU CS CS-CO T WIE S O B B D S R V D S B D N R V D S V L R B A M A N L V L R B A M A N L DMU DMU DMU-CURE-CO P CBD-CO DMU-CURE-CO DMU-CO DMU-CO DMU-CURE P P P W 2ND ST P DMU DMU-CO PO W 3RD ST WER PLANT DR DMU-CURE-CO E V T A S E W DMU-CURE-CO-H R M D L O H A E R S E T L A W W 10TH ST DMU-CO-ETOD-DBETOD GO-ETOD-DBETOD DMU-ETOD-DBETOD LO-ETOD-DBETOD MF-3-ETOD-DBETOD DMU-H-ETOD-DBETOD DMU-ETOD-DBETOD DMU-CO-ETOD-DBETOD GO-ETOD-DBETOD GO-ETOD-DBETOD GO-ETOD-DBETOD LO-ETOD-DBETOD W 11TH ST GO-H P CS P CS CS GO MF-4 LO DMU-CO-ETOD-DBETOD GO-ETOD-DBETOD GO-ETOD-DBETOD LO-MU-ETOD-DBETOD DMU-CO-ETOD-DBETOD MF-4-ETOD-DBETOD P GO-H-ETOD-DBETOD DMU-H-ETOD-DBETOD LO-H-ETOD-DBETOD DMU DMU-ETOD-DBETOD GO-ETOD-DBETOD DMU-H-ETOD-DBETOD CS-CO CS CS-CO MF-4 MF-3 T N S O S R E D N E H MF-3 MF-4 CS MF-4 CS T D S O O W DMU DMU GO-ETOD-DBETOD DMU-CO-ETOD-DBETOD GO GO-ETOD-DBETOD LO GO-ETOD-DBETOD LR-ETOD-DBETOD DMU-CO DMU-CO-ETOD-DBETOD GO-ETOD-DBETOD W 9TH ST LO-ETOD-DBETOD W 8TH ST GR-ETOD-DBETOD DMU-H-ETOD-DBETOD LO-ETOD-DBETOD GO-ETOD-DBETOD DMU-CO CS DMU-CO MF-4-ETOD-DBETOD GO-MU-H-ETOD-DBETOD DMU-CO GO-ETOD-DBETOD GO-ETOD-DBETOD DMU-CO-ETOD-DBETOD DMU-CO-ETOD-DBETOD GO-H-ETOD-DBETOD T S S E C E U N DMU-H-CO-ETOD-DBETOD P-H P GO-H-ETOD-DBETOD GO-ETOD-DBETOD DMU-CO-ETOD-DBETOD MF-4-H-ETOD-DBETOD MF-4-ETOD-DBETOD GO-H-ETOD-DBETOD GO-H-ETOD-DBETOD DMU-CURE CBD-CO W 7TH ST CBD CBD CBD-CURE-CO CBD-CO GO-ETOD-DBETOD DMU-H-ETOD-DBETOD GO-H-ETOD-DBETOD DMU-H-CO-ETOD-DBETOD DMU-H-ETOD-DBETOD T S O I N O T N A N A S P-H DMU-CURE UNZ UNZ DMU DMU DMU-H DMU T S E P U L A D A U G CBD CBD DMU-CURE DMU DMU P DMU CBD-CO CBD CBD T S E D N A R G IO R W 5TH ST CBD CBD CBD CBD CBD CBD CBD CBD-ETOD-DBETOD W 6TH ST CBD CBD CBD-CURE-CO CBD-CURE-CO CBD-CURE-CO CBD-H-ETOD-DBETOD CBD CBD CBD-H CBD CBD CBD CBD CBD CBD-CURE CBD CBD-CURE CBD-CURE CBD CBD P CBD-CURE CBD CBD T S O I N O T N A N A S CBD CBD CBD CBD-H CBD CBD-H P-H CBD W 4TH ST CBD-CURE CBD CBD T A S C A V A L CBD CBD CBD CBD W 3RD ST CBD CBD-CURE-CO CBD-CURE-CO W 2ND ST CBD T S O D A R O L O C CBD CBD CBD W CESAR CHAVEZ ST P P Legend Downtown Density Bonus PROJECT BOUNDARY LOT BOUNDARIES ZONING DISTRICTS Site Plan Case#: SP-2023-0494C Address: 701, 709 W. 6th St & 512 Rio Grande St This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. 1 " = 400 ' This product has been produced by the Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 4/4/2025 P ± 20 SP-2023-0437C - 701 W. 6th St.4 of 5 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(SP-2023-0494CC14-02-0112C14H-2010-0006C14-2007-0164C14-2008-0122C14-05-0005C14-99-0002C14-2007-0237C14-2009-0151C17-2017-0068C14H-2013-0003C14-2009-0151(RCA)C14H-90-0012C14-2009-0151(RCA3)C14-2012-0083C14-05-0040C14-2009-0151(RCA)C14-05-0165C14-07-0012C14-03-0168C14-2007-0237C14-96-0050C14-2011-0041C14-06-0190C14-06-0190C14-07-0013C14-07-0013C14-2015-0065C14-2015-0065C14-2008-0121C14-2007-0249C14-2012-0130C14-2007-0249C14-2008-0121C14-05-0136C14-2007-0237C14-2007-0237C14-2016-0034C14-2011-0006C14-2022-0102C14-06-0183C14-06-0007C14H-79-020C14H-05-0025C17-2022-0065C14-2022-0055C14-05-0093C14-2007-0237C14-2013-0144C14-2007-0237C14-2012-0103C14-2013-0147C14-2011-0058C14H-80-026C14-2007-0237C14-2010-0069C14-2007-0237C14-2009-0066C14-04-0135C14-96-0140C14-05-0093C14-2023-0088C14-2022-0177C14-96-0141C14-96-0063C14-2019-0156C14-2011-0036C17-2023-0102C14H-04-0005C14-04-0149.31C14H-2009-0036C14-2010-0207C14-2007-0212C14-2007-0237C14-99-2124C14H-78-051C14H-2018-0014C14-06-0177C14-00-2236C14H-2016-0073C14-2008-0150C14-01-0054C17-2021-0149C14-2016-0110C14-2012-0102C14-2011-0124C14-2012-0105C14-04-0149.08C14H-00-0013C14-04-0122C14H-2017-0107W6THSTW9THSTW5THSTWESTAVENUECESSTW10THSTGUADALUPESTW4THSTW8THSTNLAMARBLVDLAVACASTRIOGRANDESTW7THSTW3RDSTBOWIESTBAYLORSTW11THSTSANANTONIOSTWCESARCHAVEZSTW2NDSTHENDERSONSTWOODSTWALTERSEAHOLMDRCOLORADOSTPOWERPLANTDRNLAMARBLVDSVRDNBW3RDSTSANANTONIOSTW7THSTW2NDSTPPPPPCSPDMUDMUPGOCBD-CUREPP-HP-HCBDLOPCBDDMU-CODMU-CURECBDCBDDMUCSCBDPCBD-COCS-COPDMU-CUREP-HPCBDCSCBDCBDUNZCBDCBDCBDCBDCBDCBDCBDCBDCBDCBDCBDCBDCBDCBDCBDCBDCSCBDCBDCBDCBDCBDDMUCS-MU-V-CO-NPCBDCBDDMUCBD-COCBDUNZCBD-CUREDMU-CURE-CODMU-CURE-CO-HCBDPCSCSCBDCBDCBDDMU-CURECBDCSDMUDMU-COCBDDMUDMUCBD-CURECBD-CUREDMU-COLOCBDGO-ETOD-DBETODDMUMF-4-HD-NPGODMU-COCBDMF-4-HD-NPCSCBDGOCBD-CURE-COCBD-COCS-MU-V-CO-NPDMU-CO-CUREDMU-CURE-COMF-4-HD-NPPCBD-CURE-COCBD-CURE-COCBD-CURE-COCBD-CURE-COMF-4DMU-CURECBD-COGO-ETOD-DBETODLO-NPCS-MU-V-CO-NPMF-4-HD-NPMF-3CBDGO-ETOD-DBETODGO-ETOD-DBETODDMU-CURE-CODMU-ETOD-DBETODSF-3-HD-NPCS-MU-V-CO-NPCBD-ETOD-DBETODMF-4-HD-NPCBD-CUREDMUDMU-H-ETOD-DBETODMF-4DMU-H-ETOD-DBETODLO-ETOD-DBETODMF-4SF-3-H-HD-NPMF-4-H-ETOD-DBETODGO-ETOD-DBETODCBD-CURE-CODMU-CO-ETOD-DBETODCS-ETOD-DBETODCS-CODMU-ETOD-DBETODCS-ETOD-DBETODCS-MU-V-CO-NPDMU-COCS-COSF-3-HD-NPCS-MU-V-CO-NPDMU-COGO-ETOD-DBETODCBD-HSF-3-NPCS-COCS-ETOD-DBETODLO-ETOD-DBETODDMU-CO-ETOD-DBETODGO-H-ETOD-DBETODGO-ETOD-DBETODCS-MU-CO-NPMF-4-ETOD-DBETODDMU-CO-ETOD-DBETODGO-ETOD-DBETODCS-MU-CO-NPSF-3-HD-NPSF-3-HD-NPDMU-H-ETOD-DBETODDMUMF-4-HD-NPCBD-HLO-ETOD-DBETODMF-4-HD-NPSF-3-H-HD-NPGO-ETOD-DBETODGO-H-ETOD-DBETODSF-3-H-HD-NPDMU-H-ETOD-DBETODMF-4-HD-NPLO-ETOD-DBETODSF-3-HD-NPMF-4PMF-4-ETOD-DBETODDMU-CO-ETOD-DBETODPSF-3-HD-NPGO-ETOD-DBETODMF-3GO-H-ETOD-DBETODGO-ETOD-DBETODCS-MU-CO-NPLO-H-ETOD-DBETODDMU-CO-ETOD-DBETODDMU-CO-ETOD-DBETODDMU-ETOD-DBETODCS-MU-V-CO-NPGR-ETOD-DBETODLO-ETOD-DBETODDMU-H-ETOD-DBETODDMU-H-CO-ETOD-DBETODCS-MU-V-CO-NPGO-ETOD-DBETODGO-H-ETOD-DBETODDMU-CO-ETOD-DBETODDMUDMUGO-HGO-ETOD-DBETODGO-ETOD-DBETODGO-ETOD-DBETODGO-MU-H-ETOD-DBETODLR-ETOD-DBETODLO-MU-ETOD-DBETODGO-ETOD-DBETODMF-4-ETOD-DBETODGO-ETOD-DBETODMF-3-ETOD-DBETODCBD-H-ETOD-DBETODLO-ETOD-DBETODDMU-H-ETOD-DBETODLOGO-MU-ETOD-DBETODLO-MU-ETOD-DBETODDMU-COCBD-HGO-H-ETOD-DBETODDMU-H-CO-ETOD-DBETODDMU-HCBDDOWNTOWN DENSITY BONUS 701 W 6th St±This product has been produced by Planning Department for the sole purpose of geographic reference. No warranty ismade by the City of Austin regarding specific accuracy or completeness.CASE#:LOCATION:SUBJECT AREA:MANAGER:SP-2023-0494C701, 709 W 6th St;512 Rio Grande St0.44 AcresJorge RousselinCreated: 4/15/2025SUBJECT TRACTZONING BOUNDARYCREEK BUFFER1 inch equals 400 '20 SP-2023-0437C - 701 W. 6th St.5 of 5