AgdaPkt 2017-05-22 Joint SA PFA - Laserfiche WebLink

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Page 16 of 27 Project are also constructed with a zero setback, and therefore the Project is consistent with the surrounding streetscape. In addition, the Project complies with the required 12- foot sidewalk width, and while the building’s ground floor wing walls do extend to the back of the sidewalk, the majority of the ground floor façade is recessed in excess of 8- feet, thereby creating a feeling of spaciousness at the street level and effectively setting the building back an appreciable distance from the actual street. The DTPP specifies that all new buildings facades must be divided into three Façade Height Articulation Elements known as the Building Base, Building Middle, and Building Top. The purpose of these elements is to help ensure that facades are properly divided to create an attractive and comfortable “human scale.” The Building Base is described in the DTPP as “the part of the building that people come into direct contact with, and its detailing is of critical importance to the creation of high-quality urbanism.” The Building Base must have Cap and Plinth treatments, and be horizontally articulated to create a comfortable, human-scaled interface. The DTPP Standards require a Building Base Cap to have a substantial horizontal articulation, with a guideline height of no less than 2 feet. (DTPP, p. 93) The Jefferson Avenue façade of the Project’s Building Base is capped by a physically and visually prominent dark colored, steel channel band that is 18-inches in height and runs the full width of the street-facing facade. While the DTPP Guidelines recommend a Building Base Cap height of no less than 2 feet, the proposed design was reviewed by the AAC and approved by the Planning Commission since the slightly less than recommended cap height is more appropriate given the building’s contemporary design and the narrow 50-foot width of the parcel. The Project also features a concrete plinth treatment that was found by the AAC and Planning Commission to be suitable and appropriate to the building’s architectural style and scale, and the base of the building is well articulated and provides a comfortable, human-scaled interface with its wing walls, recessed entry, planter/green wall, and decorative mesh screen wall panel. As such, the Project complies with the DTPP Building Base regulations and is appropriately scaled. iv. The Project Complies with the “Complete Streets” policy of the DTPP, is Consistent with DTPP Policies to Promote Jefferson Avenue for Pedestrian Use, and Will Preserve the Character of Streets and Neighborhoods. Appellants’ Contention: The Project violates the “complete streets” policy of the DTPP as the building height and setbacks will not make pedestrians feel their streets “are safer, more livable and welcoming to everyone,” that it does not create a “public frontage” on Jefferson Avenue, and that it will be detrimental to Jefferson Avenue as a pedestrian walkway. (See Appeal, pp. 1, 3, and 5) City’s Response: The complete streets policy seeks to ensure that the public rights-of- way are convenient for all modes of transportation (e.g., pedestrian, bicycle and vehicular travel). Jefferson Avenue is already largely consistent with this policy, and the 12-foot wide sidewalk, new street tree, and new pedestrian light that will be installed 8.A. - Page 16