Supplemental Materials – 6-22-18 Applicant Memo Response to Staff Report

Amendment to Adjustment of EC 9.5500(4)(b) It has been brought to the Applicant's attention during review of the Agenda and Staff Report issued June 20, 2018, that the northerly, approximately 10-feet of frontage facade of Building 2 extends beyond the "10-foot offset" interval allowed under the provisions of EC 9.5500(4)(b) and would therefore not be allowed to be counted as a portion of the required building frontage. As proposed, the aforementioned northern portion of the building would have an approximately 14-foot offset interval measured from the minimum front yard setback of 10-feet. Therefore, the Applicant would like to amend the adjustment request of EC 9.5500(4)(b) to also include an adjustment for the offset interval to an "offset interval of 15 feet or less". This would be the minimum adjustment necessary to ensure the northerly, approximately 10-feet of frontage facade of Building 2, can be counted toward the frontage requirements. As noted, this adjustment will be an amendment to the adjustment that has been requested to EC 9.5500(4)(b). The other portion of the adjustment request included in the applicant's Revised Narrative, Submitted May 11, 2018 would allow for the enhanced pedestrian space percentage used for purposes of calculating frontage to be increased from "up to 20%" to be "up to 25%". The applicant requests an adjustment to the "10-foot offset interval" allowed under the provisions of EC 9.5500(4)(b), which would increase the allowable offset to an "offset interval of 15 feet or less". The adjustment is subject to the adjustment criteria of 9.8030(2). In addition to the responses offered for the adjustment to the allowable "enhanced pedestrian space" the applicant offers the following responses to the criteria of 9.8030(2) for the adjustment to the "offset interval": The increased offset interval created by the adjustment allows for greater variation in the modulation of the front facade of Building 2. Except for a 7-foot offset at the midpoint of the building, which is an exaggerated offset serving to help break the length of the facade into two halves, the majority of offset intervals provided along the west, street facing facade of Building 2 do not result in offsets of greater than 5-feet from adjacent facade planes. It should be noted that it is the combination of several varied offsets that result in an offset which would exceed the allowed "offset interval of 10-feet or less" for approximately 10-feet, of the northern street facing facade. To allow for the varied offsets along the street facade that ultimately combine to result in a total offset interval of 14-feet at the north end of the building, and to allow for some flexibility in the design of the final building permit drawings, the adjustment requested would allow for an "offset interval of 15-feet or less" as measured from the 10- foot minimum street setback. The requested adjustment is part of creating a varied facade that also provides continuity in design between the north and south halves of Building 2. The varied facade offsets combined with the enhanced pedestrian spaces and landscaping will serve to create an attractive pedestrian environment along the east side of Lombard Street. The depths of the varied offsets are compatible with the design of Building 3 on the west side of Lombard Street, as well as compatible with the effective building setbacks of the existing home on the west side of Lombard Street just south of Building 3. It is also important to note that the larger effective offset interval permitted by this adjustment will also serve to soften the transition in character between the single-family development to the south of the site and potential future development of properties to the north that are ultimately planned for higher density development.