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Midrown Sp"clfic Plan Building Envelopes General The pennitled building envelopes in !he CiviclProfesslOllal District are defined by height and front yard se!back requiremenls established for each block. Their primary purpose is to estabfish the relationship between public and private pedestrian space and the building wall, which fonns its edge. Setbacks define pedestrian space at the ground level and show where higher buildings (greater than 35 feet) can be sited. Exhibit 1 0, CiviclProfessiooal Dislricl Height and Selbacks, provides Ihe setback dimensions from property lines and other benchmarks Ihroughoutlhe distric~ and height limits and setbacks (or buildings higher than 35 feet. Reference information on Ihe exhibit shows existing buildings thai are likely 10 remain, thereby indicating relationships between existing buildings and potential new development or realizalion. Also shown for reference are major features of the comprehensive plan, including major open spaces. planned parking facilities. pedesman access ways and recommended ground ftocr arcades. Building Heighf Height is specified by number of stories and feet as measured from :urb height. Generally, the maximum heigh I for alllow,rise buildings is 35 feet. Buildings above 35 feet in Ihe CivicJProfessional District include existing office towers on Main street and Broadway and potential office towers dustered at the interseclion of Main streel and Ninth Street, where heights may be up 10 120 feet. The towers are set back 15 reet from Ihe Main Street and Ninth Street property lines or edge of the Ninlh Street private pedestrian way. A maximum diagonal dimension is also specified to encourage slender lowers. An optional tower configuration is shown for a business hotel on the Bu[lum's block, whereby two hotel lowers would be permitted with appropriale spacing belween and a maximum 140 foot diagonal dimensiOll. Setbacks Setbacks al ground level are eslablished 10 enhance pedestrian space Ihroughout the district, creale compatible relationships between existing and future building street walls and recognize opportunities 10 creale new open space resources. such as plazas, pedeslrian ways and landscaped areas. ;he major setback COIIditions are discussed below by street 30 Main Street. A variely of conditions exist, bul mosl buiidings have no setback. thereby resulting in a tight. urban sidewalk character of minimal width. Major exceptions are the church plaza al Tenth and Main and the existing tower belween Eighth and Ninth, which is setback 12 feet and has a 13 foot wide ground level arcade. The potential fulure tower sites al Ninth and Main would maintain !he 15 foot se!back condition and provide a 15 foot wide ground level arcade in the selback. The towers would be setback 15 feet rrom all property lines. thus reftecting the siting of all existing lowers on Main street. Open space and plaza amenities to be maintained and provided include the existing church plaza at Tenlh Slreet, a wide sidewalk area across the slIeet mirroring the wide sidewalk area north of Tenth, a corner plaza at Ninth and Main to provide an entry court for the potential tower, and a pedeslIian plaza in a portion of the abandoned Seventh Street right-of.way. Ninth Slreet Pedestrian Way, This planned private access way is 40 feet wide and lined with 15 fool deep ground level arcades along most of its lenglh. Ilterminales in a 70 fool wide plaza. also lined with arcades, on the wesl side of Broadway, Civic Center Drive, The eKisling building walls will create a variegated landscaped area with varied and generous se!backs along the street, providing an aesthetic foreground for Ihe cluster of older buildings of character likely to remain, and conlributing 10 Ihe parkway characler which exists along much of Civic Center Drive. Broadway. Twenty foot setbacks are established for alf new developments. This will permit the landscaped character of Broadway north of Washington to be continued to soulh or Tenth Street. The exceptions are existing buildings that remain. which have less the 20 foot selbacks. Sycamore Street. Sycamore functions primarily as a local service slreel and provides access to existing and planned parking. Three variations 10 the standard condition of zero selback occur: Ihe church plaza al Tenth Street and a wide (35 fool) selback across Ihe street 10 exlend Ihe landscaped character: comer setbacks and arcades al the Ninth Streel pedestrian way intersection with Sycamore; and landscaped parkway areas at Civic Cenler Drive. Vine pockets are encouraged along parking structures and a 10 fool 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. Ordinance NS-2649 I?~g" 17 of 72 Midtown Specific Plan