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14 <br /> <br /> <br />Jefferson Avenue and Bradford Street are both identified in the DTPP as being of the <br />City Street Corridor Type. The front setback is defined in the DTPP as the distance <br />from the back of sidewalk line to the primary building façade, which, in this instance are <br />actually the facades on both Jefferson Avenue and Bradford Street since both streets <br />are of the same Corridor Type. For City Streets the DTPP specifies a minimum front <br />setback of 0-feet, and a maximum of 10-feet. The DTPP also specifies that parcels at <br />the intersection of two City Streets must “hold the corner” of the parcel, meaning that <br />buildings must be built out to the minimum front setback (i.e. 0-feet) at the corner, and <br />that minimum front setback must be held for no less than 25-feet from the corner along <br />each corridor. (DTPP pp. 68-70) Along both Jefferson and Bradford, the DTPP has a <br />zero minimum. The Project has no setback for the majority of the building length along <br />both street frontages, which complies with the DTPP setback regulations. In addition, <br />the Project complies with the required 12-foot sidewalk width, so the building is setback <br />a good distance from the street. Furthermore, the public right-of-way along Jefferson <br />Avenue is 80-feet in width, thereby affording a substantial separation between the <br />Project and the resource at 620 Jefferson Avenue. <br /> <br />The DTPP specifies that all new buildings facades must be divided into three Façade <br />Height Articulation Elements known as the Building Base, Building Middle, and Building <br />Top. The purpose of these elements is to help ensure that facades are properly divided <br />to create an attractive and comfortable “human scale.” The Building Base is described <br />in the DTPP as “the part of the building that people come into direct contact with, and its <br />detailing is of critical importance to the creation of high-quality urbanism.” The Building <br />Base must have Cap and Plinth treatments, and be broken up horizontally by pilasters. <br />Windows must be present in abundant quantities, and awnings and canopies are <br />recommended. The DTPP Standards require a Building Base Cap to have a substantial <br />horizontal articulation, with a recommended Guideline height of no less than 2-feet. <br />(DTPP, p. 97) <br /> <br />Along both the Jefferson and Bradford facades the Project’s Building Base is capped by <br />a physically and visually prominent band that is 2 ½ -feet in height and covered with a <br />composite metal paneling. Horizontal awnings protrude outwards above the pedestrian <br />entrances to the residential and commercial portions of the building, and windows are <br />used in abundant quantities to meet the glazing guideline ratio of between 50-80%. As <br />such the Project complies with the DTPP Building Base regulations and is appropriately <br />scaled. <br /> <br />iv. The Project Complies with the “Complete Streets” policy of the DTPP, is <br />Consistent with DTPP Policies to Promote Jefferson Avenue for <br />8.C. - Page 14