AgdaPkt 2015-09-28 Joint SA PFA - Laserfiche WebLink

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vehicular travel). (DTPP, p. 11.) The abutting streets—Marshall Street, Middlefield Road and Jefferson Avenue—are already consistent with this complete streets policy. The DTPP identifies intersections which have excellent or good pedestrian conditions, and those with potential for additional pedestrian improvements. (DTPP, p. 11) The Middlefield/Marshall and Marshall/Jefferson intersections, both of which are directly adjacent to the Project site, are denoted as intersections with good pedestrian conditions. With the incorporation of the required 12’ wide sidewalks, new street trees and street lights (DTPP, p. 62-63), new pedestrian bulb-outs and crosswalks, and an active office/retail use along the ground floor for the entire length of the Marshall Street frontage, the Project is consistent with all aspects of public frontage and streetscape provisions of the DTPP, and the complete streets policy. The DTPP includes a front setback range of 0-10 feet along Marshall Street. (DTPP, pp. 68-70). The DTPP also requires a build-to corner on both corners of the Project site, requiring the building to be placed at the 0’ setback in both of these locations. The Project setback of 0 feet thus satisfies both of these regulations. The DTPP does not prohibit buildings with massing as large as the Project’s in the 12- story zone and North of Marshall District, nor of this height, nor of such neoclassical architecture, nor that are adjacent to historical structures (including the historic courthouse), nor that are not set back from the sidewalk. Thus, the Project complies with all standards and guidelines pertaining to public street and frontage regulations of the DTPP. v. The Project Complies with the Office Use and Square Footage Allowance of the DTPP and Is Appropriately Scaled. Appellants’ Contention: The DTPP does not support the approval of an office building with a floor area of 22,350 – 26,000 square feet, that the Project is too massive and not appropriately scaled, and is not compatible with surrounding structures. (See, e.g., Carr Appeal, p. 1-2, 7; Keyes Appeal, p. 1-2, 8.) City’s Response: The DTPP allows for office uses within all districts of downtown. (DTPP, p. 45) Office uses do not carry a minimum or maximum floor area, but are simply constrained by the overall Maximum Allowable Development Caps (DTPP, p.29), of which there is a cap of 500,000 square feet for office development over the entire downtown area. As discussed in the tower disposition type above, the Project’s gross floor area is larger and the setbacks smaller than the guideline recommendations. However, the Council has ample bases to approve these deviations, as the AAC recommended and the 7.A. - Page 13