plane for more than 100 feet. An uninterrupted plane is a wall that has no variation in <br />exterior surface along its length. Except for building walls facing an alley, ground floor <br />facades 100 feet or greater in length, measured horizontally, shall incorporate wall <br />plane projections or recesses having a depth of at least 3 percent of the length of the <br />facade and extending at least 20 percent of the length of the facade. EC 9.2173(10)(b) <br />require arcades, colonnades, display windows, entry areas, awnings, or other such <br />features along no less than 50 percent of the horizontal length of ground floor facades <br />that face streets adjacent to the development site. EC 9.2173(10)(c) requires ground <br />floor walls to contain windows at the ground level, except at an alley. Where windows <br />are required, they must occupy at least 50 percent of the length and 25 percent of the <br />ground floor wall area. The proposed building design was established to maximize the <br />usable space available given the odd configuration of this wide but shallow lot which <br />wraps around an adjacent vacant lot located directly at the northeast corner of Hilyard <br />Street and East Broadway. The proposed design includes walls with uninterrupted <br />planes that exceed 100 feet in three locations. The north wall of the building that abuts <br />the railroad Right -of -Way is uninterrupted for a length of 573 feet. There is a wall along <br />East Broadway with an uninterrupted length of 313 feet, and there is a wall along <br />Hilyard Street with 173 feet of uninterrupted wall length. The lower three levels of this <br />building will mostly house the parking structure for the building. While there is an entry <br />area with awning and display windows proposed along East Broadway, the bulk of the <br />ground floor will not include arcades, colonnades, display windows, entry areas, <br />awnings or other features along its street facing facades. <br />An adjustment to the Large Commercial Facility standards is allowed per EC 9.2173(12), if <br />consistent with the criteria at EC 9.8030(6). In accordance with EC 9.8030, the Planning Director <br />shall approve, conditionally approve, or deny an adjustment review application based on <br />compliance with the listed criteria. The criteria are provided below (in bold), including findings <br />addressing compliance. <br />EC 9.8030(6) Large Commercial Facilities Standards Adjustment. Where this land use <br />code provides that the large commercial facilities standards may be adjusted, the <br />standards may be adjusted upon finding that the design contributes to one or more of <br />the following: <br />(a) Improving the appearance and function of large commercial facilities_. <br />(b) Encouraging efficient use of land resources and urban services. <br />(c) Encouraging mixed use. <br />(d) Supporting transportation options. <br />(e) Promoting detailed, human -scale site and building design. <br />While only one of the criteria must be met to comply with the Adjustment Review standards, <br />the applicant has provided materials establishing that the adjustment meets all of the criteria <br />under subsections (a)-(e) which are further addressed below. <br />November 22, 2024 Findings & Decision: ARB 24-1 Page 6 of 12 <br />