17 SP-2024-0238C - 305 W. MLK – Home2 - Staff Report — original pdf

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CITY COUNCIL DOWNTOWN DENSITY BONUS REQUEST SITE PLAN REVIEW SHEET CASE NUMBER: SP-2024-0238C PLANNING COMMISSION HEARING DATE: May 13, 2025 PROJECT NAME: 305 W. MLK – Home2 ADDRESS: 305, 307, and 309 West Martin Luther King Jr. Boulevard OWNER: PA Hospitality – Austin Downtown, LP APPLICANT: Thrower Design (Victoria Haase) URBAN DESIGN STAFF: Jorge E. Rousselin, CNU-A Jorge.Rousselin@austintexas.gov Phone: (512) 974-2975 SITE PLAN CASE MANAGER: Randall Rouda randall.ruda@austintexas.gov Phone: (512) 978-4665 NEIGHBORHOOD PLAN: Downtown PROPOSED DEVELOPMENT: The applicant is requesting administrative approval for the construction of a 13-story hotel comprised of 168 rooms with retail, 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 8:1 to 11:1 for a proposed hotel building. The project is participating in the DDBP for bonus area up to 8:1 FAR to be granted administratively. PRIOR BOARD AND COMMISSION ACTION: Design Commission: October 28, 2024: The motion that the project 305 W MLK, located at 305 West Martin Luther King Jr. Boulevard, 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 with the following friendly amendments on motion by Commissioner Howard, seconded by Vice Chair Meiners on a 9-0-1 vote. Commissioner Carroll abstained. One vacancy on the dais. The friendly amendment from Vice Chair Meiners was that the project is not in compliance with the following Urban Design Guidelines: AW.5 – Incorporate Civic Art in Both Public and Private Development PS.1 – Protect the Pedestrian Where the Building Meets the Street PS.2 – Minimize Curb Cuts PS.4 – Reinforce Pedestrian Activity PS.6 – Enhance the Streetscape PS.7 – Avoid Conflicts between Pedestrians and Utility Equipment 17 SP-2024-0238C - 305 W. MLK – Home21 of 5 PS.9 – Provide Pedestrian-Scaled Lighting PS.10 – Provide Protection from Cars/Promote Curbside Parking PS.12 – Provide Generous Street-Level/Windows PS.13 – Install Pedestrian-Friendly Materials at Street Level B.2 – Provide Multi-Tenant, Pedestrian-Oriented Development at the Street Level B.3 – Accentuate Primary Entrances B.4 – Encourage the Inclusion of Local Character B.5 – Control On-Site Parking B.7 – Create Buildings with Human Scale The friendly amendment by Commissioner Wittstruck was to encourage the removal of the driveway along the principal street and provide access via the alley; and if not feasible, align the driveway to the edge of the site to maximize public space and pedestrian entry. The amendments were accepted by the maker of the motion, Commissioner Howard, and Vice Chair Meiners, who seconded the motion. Planning Commission: May 13, 2025 Council Public Hearing: June 5, 2025 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 Martin Luther King Jr. Boulevard 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 5:1 and 8:1 FAR (as permitted by Section 25-2-586(B)(3)), and the bonus area above the administrative allowance of 3:1 FAR (as permitted by Section 25-2-586(B)(6)), up to a maximum 11:1 FAR. The applicant has proposed to achieve 100% of the bonus area allowances through the following means: 17 SP-2024-0238C - 305 W. MLK – Home22 of 5 1. Bonus area from 5:1 to 8:1 FAR: Pay $173,994.00 of fees-in-lieu for affordable housing, to satisfy Section 25-2-586(E)(1)(b)(i). 2. Bonus area from 8:1 to 11:1 FAR: Pay $173,754.00 of fees-in-lieu for affordable housing (to satisfy Section 25-2-586 (B)(6) and 25-2-586(E)(1)(b)(i). 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). All fees-in-lieu above, totaling $347,748.00 will be paid into the Affordable Housing Trust Fund. 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 11:1 FAR, due to the additional community benefits that will be realized in exchange for the additional bonus area. 9,039 square feet DMU PROJECT INFORMATION SITE AREA EXISTING ZONING TRAFFIC IMPACT ANALYSIS N/A No CAPITOL VIEW CORRIDOR Martin Luther King Jr. Boulevard PROPOSED ACCESS Allowed/Required Existing Proposed 5:1 100% FLOOR-AREA RATIO BUILDING COVERAGE 11:1 100% N/A 100% 0.22 acres EXISTING ZONING AND LAND USES ZONING LAND USES Site North South East West DMU CS-NP DMU DMU DMU Computer Repair/Vacant buildings University of Texas/Robert B. Rowing Hall Multifamily/Greenwood Towers & Condominiums Restaurant Restaurant ABUTTING STREETS Street Martin Luther King Jr. Boulevard ASMP Required ROW / Existing ROW 80’ Pavement Width ASMP Classification 50’ Corridor Mobility – Level 3 17 SP-2024-0238C - 305 W. MLK – Home23 of 5 UNZ EAST MALL UT E 22ND ST Y A W D E E P S UNZ CS-NP W 22ND HALF ST GO-NP GO-MU-NP CS-NP GO-NP MF-4-NP MF-4-NP W 22ND ST MF-4-NP MF-4-NP T S S E C E U N MF-4-NP MF-4-NP CS-NP CS-CO-NP WEST MALL UT UNZ LO-NP LO-H-NP LO-NP GR-MU-CO-NP GR-MU-H-CO-NP GO-NP GO-MU-H-NP GO-MU-H-NP GO-MU MF-4-NP MF-4-NP NO-NP GO-NP MF-4-NP LO-NP MF-4-NP GO-H-NP LO-NP MF-4-H-NP MF-4-NP MF-4-NP MF-4-NP MF-4-NP MF-4-H-NP I T S O N O T N A N A S MF-4-NP CS-CO-NP UNZ INNER CAMPUS DR T U L L A M H T U O S CS-NP GR-MU-NP CS-NP MF-4-NP GR-CO-NP GO-NP GR-H-CO-NP T S E D N A R G O R I MF-4-NP MF-4-NP LO-NP MF-4-NP MF-4-H-NP MF-4-NP MF-4-NP CS-NP CS-NP MF-4-NP MF-4-NP CS-NP CS-1-NP CS-1-NP CS-NP E V A S I T I H W CS-NP T S E P U L A D A U G W 21ST ST CS-NP CS-NP GR-NP MF-4-NP GO-H-CO-NP E 21ST ST MF-6-CO-ETOD-DBETOD CS-1-NP CS-NP GR-NP W 20TH ST GO-V-ETOD-DBETOD GO-ETOD-DBETOD E V T A S E W GO-H-ETOD-DBETOD DMU-H-ETOD-DBETOD SF-3-H T S E D N A R G IO R CS-MU-NP/MF-6-CO-NP P CS-NP CS CS-MU W MARTIN LUTHER KING JR BLVD GO-ETOD-DBETOD GO LO-H-ETOD-DBETOD DMU-CO DMU-CO MF-4-ETOD-DBETOD GO-H-ETOD-DBETOD GO-ETOD-DBETOD GO GO-ETOD-DBETOD GO-MU CS GO CS T S O I N O T N A N A S DMU CS W 17TH ST LO-ETOD-DBETOD CS-ETOD-DBETOD GO-ETOD-DBETOD GO-H-ETOD-DBETOD GO SF-3 GO-ETOD-DBETOD GO GO DMU-CO GO GO GO DMU-CO GO-H GO DMU-CO DMU P GO CS-1 GO DMU-CO DMU-CO CBD CS-NP GR-NP MF-4-NP CS-MU-CO-NP GR-NP CS-NP GO-CO-NP MF-4-ETOD-DBETOD CS-ETOD-DBETOD CS-CO-NP I E V A Y T S R E V N U I UNZ JESTER CIR DMU DMU-H DMU W 18TH ST T A S C A V A L DMU CS-NP MF-5 T S O D A R O L O C MF-5 MF-5 DMU DMU-CURE P DMU DMU CS DMU DMU-CO CS MF-5 DMU DMU-H DMU CS MF-5 DMU CS GO MF-5 MF-5 MF-5 DMU W 16TH ST CBD CBD CS DMU CS-ETOD-DBETOD UNZ T S S O Z A R B E V A S S E R G N O C E MARTIN LUTHER KING JR BLVD MF-5 MF-5 CBD E 18TH ST MF-5 MF-5 CS MF-5 CBD DMU DMU-H DMU CS CS DMU CBD-CO DMU MF-4 MF-5-H MF-5 W 15TH ST CS E V A S S E R G N O C E 16TH ST MF-5 E V A S S E R G N O C E 15TH ST MF-5 MF-5 MF-5 MF-5 CS Downtown Density Bonus Site Plan Case#: SP-2024-0238C Address: 305, 307, 309 W Martin Luther King JR. Blvd CS E 17TH ST CS CS-1 CS-1-H D V L B O T IN C A J N A S CS GO CS MF-4 DMU-CO-ETOD-DBETOD GO DMU-H-CO GO-ETOD-DBETOD GO-H-ETOD-DBETOD GO-ETOD-DBETOD CBD-ETOD-DBETOD DMU-CO GO LR CS DMU-CO DMU-CO CS LR GO-ETOD-DBETOD GO-ETOD-DBETOD CBD-CO GO CS-CURE W 14TH ST GO-ETOD-DBETOD CBD GO-ETOD-DBETOD GO-ETOD-DBETOD T S S E C E U N LR-ETOD-DBETOD GO-ETOD-DBETOD GO-H-ETOD-DBETOD DMU-H-ETOD-DBETOD DMU-CO-ETOD-DBETOD GO-MU-ETOD-DBETOD DMU-ETOD-DBETOD DMU GO-MU-ETOD-DBETOD GO-ETOD-DBETOD GO-ETOD-DBETOD GO-ETOD-DBETOD GO-H-ETOD-DBETOD DMU-H GO-ETOD-DBETOD DMU DMU-CO-ETOD-DBETOD DMU CS-ETOD-DBETOD PROJECT BOUNDARY LOT BOUNDARIES ZONING DISTRICTS W 13TH ST GO-ETOD-DBETOD ± 1 " = 400 ' 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. 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: 4/14/2025 17 SP-2024-0238C - 305 W. MLK – Home24 of 5 !!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(SP-2024-0238CC14-04-0021C14H-2013-0005C17-2022-0134C14-2018-0029C14-2007-0262C14-2007-0262C14-03-0174C14-84-056(RCT)C14-06-0081C14-01-0178C14-04-0210C14-05-0049C14-2007-0262C14-2007-0262C14-2007-0262C14-2007-0262C14-2019-0127C14-2007-0262C14-2008-0038C14-2007-0262C14-2007-0235C14-2007-0262C14-2007-0262C14-2016-0059C14-2007-0262C14-2007-0262C14-2009-0095C14H-2009-0013C14-97-0163C14-2007-0262C14-2007-0262C14H-2009-0035C14-2007-0262C14-2024-0025.SHC14-2016-0022C14-05-0190C14-2022-0080C17-2022-0152C14-2010-0151C14-2016-0093C14-01-0052C14-96-0029C14H-06-0015C14-2022-0011C14-2015-0093C14-2007-0262C14H-2009-0026C14-2021-0025C14H-01-0015C14-2008-0047C14-2007-0223C14-2016-0058C14-2010-0197C14-2015-0094C14-85-027(RCT)C14-75-085(RCT)C14-2010-0035C14H-2023-0074C14-85-002(RCT)C14-2022-0137C14H-94-0019C14-2019-0091C14-95-0154C14-2017-0025C14-2009-0129W 18TH STW 16TH STGUADALUPE STW 21ST STW 17TH STLAVACA STW 14TH STSPEEDWAYW 22ND STNUECES STCOLORADO STBRAZOS STE 21ST STSAN ANTONIO STW 20TH STW MARTIN LUTHER KING JR BLVDRIO GRANDE STE 16TH STE 15TH STE 18TH STE 22ND STWEST AVEINNER CAMPUS DRE 17TH STCONGRESS AVEEAST MALL UTW 13TH STWEST MALL UTSOUTH MALL UTSAN JACINTO BLVDW 15TH STJESTER CIRWHITIS AVEW 22ND HALF STUNIVERSITY AVEE MARTIN LUTHER KING JR BLVDRIOGRANDE STNUECES STSAN ANTONIO STCONGRESS AVECONGRESS AVEUNZUNZUNZUNZUNZCSMF-5CSGOMF-5UNZMF-5MF-5DMUCBDMF-5CSCBDDMUCS-NPCS-NPPPCSCS-NPMF-5CSGOCSGOCSCSMF-5MF-5CSMF-5MF-5MF-5MF-5GODMUGOCSCBDCBDCBDMF-4-NPGOCBDCS-NPDMUDMUDMUDMUMF-5MF-4-NPCS-NPGO-NPMF-4-NPMF-5CSMF-4-NPCSCSCSCSCSCSDMUMF-4-NPGOGOMF-5GR-NPGR-NPCS-NPLRDMUDMUDMUDMUMF-5DMUMF-5DMUCS-NPCS-NPMF-5-HCSLRGODMUGODMUGR-NPCS-1CS-NPCS-NPGODMUGO-NPCS-NPCBD-COCS-NPMF-4PGR-CO-NPGO-NPDMUGO-MU-H-NPLO-NPLO-NPMF-5CS-NPLO-NPGR-NPCS-NPMF-4-ETOD-DBETODCS-ETOD-DBETODMF-4-NPMF-4-NPMF-4-NPMF-4-NPCS-CO-NPCS-CO-NPMF-4-NPDMU-COMF-4-NPMF-4-NPMF-4-NPMF-4-NPCS-CO-NPMF-4-NPDMU-CUREMF-4-NPMF-4-NPCSDMU-COCS-NPMF-4-NPMF-4-NPCSGR-H-CO-NPMF-4-NPCS-NPGOSF-3-HMF-5DMUGO-ETOD-DBETODCS-CUREGO-ETOD-DBETODGO-ETOD-DBETODDMU-COGOMF-4-NPGOGO-ETOD-DBETODGO-NPCS-MU-CO-NPMF-4-NPDMU-COGO-H-CO-NPCBD-ETOD-DBETODCS-ETOD-DBETODLO-ETOD-DBETODDMU-CODMU-CODMU-HCS-MUGOSF-3GO-ETOD-DBETODGO-ETOD-DBETODCS-1CBD-CODMU-H-ETOD-DBETODMF-4-NPMF-4-NPMF-4-NPCS-1-NPLO-H-NPCS-ETOD-DBETODLO-NPGO-MUGO-ETOD-DBETODMF-4GO-H-NPNO-NPDMU-HGO-ETOD-DBETODDMU-HGO-V-ETOD-DBETODGODMU-HLO-NPDMU-COCS-1-HGO-MU-NPDMU-COMF-4-H-NPMF-4-H-NPMF-4-H-NPCS-MU-NP/MF-6-CO-NPDMU-COGO-ETOD-DBETODGO-NPGO-H-ETOD-DBETODGO-ETOD-DBETODDMU-COGO-MUGO-HGO-ETOD-DBETODDMU-H-COCS-NPGO-H-ETOD-DBETODGO-CO-NPDMULO-H-ETOD-DBETODGO-ETOD-DBETODDMU-CO-ETOD-DBETODGO-H-ETOD-DBETODGO-ETOD-DBETODGO-ETOD-DBETODCS-1-NPGO-MU-H-NPDMU-ETOD-DBETODDMU-H-ETOD-DBETODDMU-CO-ETOD-DBETODGO-ETOD-DBETODMF-4-ETOD-DBETODGO-ETOD-DBETODCS-1-NPDMUDMU-CO-ETOD-DBETODGR-MU-H-CO-NPGO-MU-ETOD-DBETODGR-MU-NPGO-H-ETOD-DBETODCS-ETOD-DBETODGO-MU-ETOD-DBETODDMU-COGO-H-ETOD-DBETODGO-ETOD-DBETODGR-MU-CO-NPGOLO-V-ETOD-DBETODDowntown Density Bonus±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-2024-0238C305, 307, 309W Martin Luther King Jr Blvd0.38 AcresJorge RousselinCreated: 4/15/2025SUBJECT TRACTZONING BOUNDARYCREEK BUFFER1inchequals400'17 SP-2024-0238C - 305 W. MLK – Home25 of 5