AgdaPkt 2017-01-09 Closed and Joint

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TA. - Page 57 Committee (AAC) reviewed the project design at its February 9, 2016 meeting and considered and acted upon the following eight applicant -requested guideline deviations (City of Redwood City AAC Determinations, 2/9/16). As demonstrated below, there are no new significant aesthetic impacts or any substantial increases in the severity of previously identified significant aesthetic impact: (1) No individual ground floor establishment should occupy a greater length of frontage than indicated for its Use Group on the Use Regulations Chart (DTPP section 2.2.4.2.a, p. 51). Deviation/Solution: The DTPP states that no individual ground floor commercial use in the Downtown should occupy a frontage length greater than 25 feet. The projectproposes a single commercial use on the groundfloor (a bank) with a frontage length of approximately 104 feet on Jefferson Avenue and 57 feet on Bradford Street. Approval of deviation recommended by AAC. (2) Tandem parking may be used only if both tandem spaces are reserved for the exclusive use of a single residential dwelling unit. Tandem spaces may not be used for residential projects in which parking costs have been unbundled. (DTPP section 2.6.3.B.2.a, p. 81) Deviation/Solution: The project has four tandem parking spaces, and the applicant proposes to unbundle the residential parking spaces from the price of the units, however, the use and reservation of the four tandem spaces would be regulated by the residential management team so that tandem spaces would be assigned for exclusive use by a single unit. Approval of deviation recommended by AAC. (3) (Recessed storefront entrance): the wall surface from the beginning of the recess to the door should be situated at an approximately 45 -degree angle (DTPP section 2.8.4.A.2.e, p. 100). Deviation/Solution: The two recessed storefront entries have a wall surface set at a 90 -degree angle from the beginning of the recess to the door because a 45 -degree angle would make the entrance design for this contemporary style building design appear bulky. Approval of deviation recommended by AAC. (4) The Building Middle Cap should be no less than 3 feet in height (DTPP section 2.8.5.A.2.b, p. 108). Deviation/Solution: The Building Middle Cap is designed at 30inches in height because a wider Building Middle Cap would make the frames for this contemporary style building design appear too bulky. Approval of deviation recommended by AAC. (5) Overall wall composition for Building Middles should contain at least 30% but no more than 60% glazing (DTPP section 2.8.5.E.2.a, p. 109). Deviation Requested: The Building Middle glazing ratios are 78% on the Bradford Street elevation, and 87% on the Jefferson Avenue elevation. Denial of deviation recommended by AAC. Solution: Applicant revised project plans to conform to wall composition guidelines (Plan Sheet A0.9, 3/17/16). (6) The depth of a Building Top fagade offset (recesses in the wall plane): a minimum of I foot, and not more than 5 feet. The offset should be vertically straight and should run the full height of the Building Top. (DTPP section 2.8.6.B.2.b, p. 110) Deviation/Solution: The proposed Building Top fagade offsets are created through vertical extensions of the 8th floor residential patios/balconies. These fagade offsets are vertically straight and run the full height of the Building Top, but are between approximately 10 and 14 feet in depth in order to visually reinforce the top cap and avoid fragmenting the design of the building top. Approval of deviation recommended by AAC. (7) When used as a wall cladding material, "Glass " will refer to glass curtain walls, or a portion of a fagade of one story or greater height consisting of 100% glazing and mullions, where glazing panels may either be transparent windows or opaque spandrel panels. Glass should not be used as a primary wall cladding material. (DTPP section 2.9.2.B. 2.g, p. 1] 5) Deviation Requested: In order to visually mimic a true glass curtain wall design, the project proposes to use a window wall system, with clear and spandrel glass used throughout. As such, glass is the primary wall cladding material. Denial of deviation recommended by AAC. Solution: Applicant revised project plans to conform to wall cladding guidelines (Plan Sheet A0.9, 3/17/16). (8) For Contemporary Building Character Type: Wall cladding may be brick, stucco, wood, ceramic tile, terra cotta, or metal. Glass may be used as an accent cladding material (e.g. a vertical bay or the Building Top may be expressed as a curtain wall) but should not cause its respective Building Height Articulation Component to exceed the glazing limit set forth in Section 2.8. Multiple cladding materials may be used within each Fagade Height Articulation Element or materials may vary from element to element. (DTPP section 2.9.3.F.2.c, p. 123) Deviation Requested: Glass is the primary wall cladding material, and the project exceeds the glazing limit for the Building Middle Component. Denial of deviation recommended by AAC. Solution: Applicant revised project plans to conform to wall cladding guidelines (Plan Sheet A0.9, 3/17/16). (City of Redwood City Architectural Advisory Committee IAA CI Determinations, 2/9/16) The City Architectural Advisory Committee (AAC) reviewed the project design related to these guidelines and approved five of the guideline deviations and denied three, for which the applicant revised the project plans to conform to those DTPP guidelines. As a result, no additional aesthetic impacts are anticipated beyond those previously identified and analyzed in the DTPP program EIR. d. The Downtown Precise Plan program EIR (pp. 6-28 and 6-29) concluded that since new development within the DTPP area would be required to meet the lightingpower allowances for Lighting Zone 3 for new installed outdoor lighting equipment contained in Title 24, Parts I and 6, Building Energy Efficiency Standards, unnecessary 10