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Midtown Specific Plan Building Envelopes General The permitted building envelopes in the Civic/Professional District are defined by height and front yard setback requirements established for each block. Their primary purpose is to establish the relationship between public and private pedestrian space and the building wall, which forms its edge. Setbacks define pedestrian space at the ground level and show where higher buildings (greater than 35 feet) can be sited. Exhibit 10, CiviclProfessional Districl Height and Setbacks, provides the setback dimensions from property lines and other benchmarils throughoot the distric~ and height limits and setbacks for buildings higher than 35 feet. Reference information on the exhibit shows existing buildings that are likely to remain, thereby Indicating relationships between existing buildings and potential new development or realization. Also shown for reference are major features of the comprehensive plan, including major open spaces, planned parking facilities, pedestrian access ways and recommended ground floor arcades. Building HeIght Height is specified by number of stories and feet as measured from :\Jrb height. ' Generally, the maximum height for all low-rise buitdings is 35 fee~ Buildings above 35 feet in the Civic/Professional District include existing office towers on Main streel and Broadway and potential office towers clustered al the intersection of Main street and Ninth Street, where heigh Is may be up 10 120 feeL The towers are set back 15 feet from the Main Street and Ninth Street property lines or edge of the Ninth Street private pedestrian way. A maximum diagonal dimension is also spedfied to encourage slender lowers. An optional tower configuration is shown for a business hotel on the Buffum's block, whereby lwo hotel lowers would be permitted with appropriate spadng between and a maximum 140 foot diagonal dimension. Setbacks Setbacks at ground level are estabtished to enhance pedeslrian space throughout the district, creale compatible relationships between existing and future building slreet walls and recognize opportunities to create new open space resources, such as plazas, pedestrian ways and landscaped areas. ~he major setback conditions are discussed below by street 30 OldiIIClII'-'t:; r43 2671 Page 16 of 51 Main Street. A variety of conditions exisl, but most buildings have no setback, thereby resulting in a tighl, urban sidewalk character of minimal width, Major exceptions are the church plaza at Tenth and Main and the existing tower belween Eighth and Ninth, which is setback 12 feet and has a 13 fool wide ground level arcade, The potential fulure tower sites al Ninth and Main would maintain the 15 foot setback condition and provide a 15 foot wide ground level arcade in the setback. The towers would be setback 15 feet from all property lines, thus renecting the siting of all existing towers on Main street. Open space and plaza amenities 10 be maintained and provided include the existing church plaza at Tenth Street, a wide sidewalk area across the street mirroring the wide sidewalk area north of Tenth, a comer plaza at Ninth and Main to provide an entry court for the potential tower, and a pedestrian plaza in a portion of the abandoned Seventh Street right-of-way. Ninth Street Pedestrian Way. This planned private access way is 40 feet wide and lined with 15 foot deep ground level arcades along most of ils length. It lerminales in a 70 foot wide plaza, also lined with arcades, on the west side of Broadway. Civic Center Drive. The existing building walls will create a variegated landscaped area with varied and generous setbacks along the street, providing an aesthetic foreground for the cluster of older buildings of character likely 10 remain, and contributing to the parilway character which exisls along much of Civic Center Drive. Broadway. Twenty foot setbacks are established for all new developments. This will permit the landscaped character of Broadway north of Washinglon to be conlinued 10 south of Tenth Street. The exceptions are existing buildings that remain, which have less the 20 fool setbacks. Sycamore Street. Sycamore functions primarily as a local service streel and provides access to existing and planned pariling. Three variations 10 the standard condition of zero setback occur. Ihe church plaza at Tenth Street and a wide (35 foot) setback across the street to extend the landscaped character; comer selbacks and arcades at the Ninth Street pedestrian way intersection with Sycamore; and landscaped parilway areas at Civic Center Drive, Vine pockets are encouraged along pariling structures and a 10 foot landscaped selback is required at surface parking lols. Church Plaza. An expanded landscaped open space is planned 10 enhance the setting for the church. The south edge would be defined by a ground level arcade. Midtown Specific Plan