Current Design

MUP RECOMMENDATION PROPOSAL
SUBMITTED 29 SEPTEMBER 2023

The Design for the MUP Recommendation Phase as rendered by the Aegis Living architectural firm Ankrom Moisan Architects. This provides more detail from the mid-April submission (below). NOTE: These images are publicly available via the SDCI website and are reproduced here, solely for your convenience. The images are the property of Ankrom Moisan Architects.  

 

Proposal overview from the west.

 

 

 California Avenue SW view.

 

 

 Alley view from the north east.

The visual massing is a strong departure from the EDG preferred option 3 (orange dotted lines), with greater height and more extensive massing in the direction of the NR3 residential zone (East). Note: the orange dotted lines misrepresent the EDG building height, which was approximately 5.5 feet lower than the building height in the September 2023 submission (EDG elevation of 368 feet vs. 373.5 in the April MUP submission. The Aegis team show the MUP roof height at 368 (Sheet 3.11) while showing the "parapet" extending 5.5 feet higher. This is deceptive as Sheet 3.11 clearly shows the building siding extending well above the 368-foot elevation. The Building Section 1 is presented in the context of visual massing, not some technical roof determination, so it should clearly show the MUP building outline above the EDG building mass. 

The above massing analysis should be in response the the February 2nd, 2023 EDG report where the SW Design Review Board specifically asked: "The Board requested studies of the tier structure/stepped massing along the east facade at the Recommendation phase to show how reduction of bulk is best achieved at the zone transition." This request clearly focuses on a "reduction of bulk," not an increase, which is shown in the above diagram, even without properly indicating the increased building height. 

Sheet 3.11

The February 2nd, 2023 EDG Report includes comments related to evaluating the NC-40 and NR3 zone transition: "Staff notes that cross sections, shadow studies and eye-level perspective views (as viewed from the east) of the proposed options would be helpful to assess differences in visual impacts." Rather than providing views as requested, the Aegis Team provides this single eye-level view of the zone transition, which seeks to de-emphasize the  abruptness in elevations at the zone transition.

 

 

The California Ave SW view. Note: the trees behind the building would not actually be visible on California Ave.

 

 

 

The single commercial space on the NW corner.

 

 

 

The modified entry way, made much more accessible
and inviting with the elimination of steps.

 

 

SOME IMPACTS ON NEIGHBORS 

 

 

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The Preliminary Design submitted at the initial Master Use Permit (MUP) phase, SUBMITTED MID-APRIL 2023.

The building profile has changed and the overall height has increased from the previous Option 3 presented at the EDG Review (the preferred option).  The "sculpted" terracing to the residential transition has been removed. Both the height increase and absence of terracing exacerbates the harsh transition between the commercial zone and the residential zone. This change in massing design is in direction opposition to much of the public comment.  

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EDG DESIGN SUBMITTED 19 JANUARY 2023

The previous Design Option (#3) as rendered by the Aegis Living architectural firm Ankrom Moisan Architects. This was the preferred option coming out the Early Design Guidance (EDG) meeting in February. NOTE: These images are publicly available via the SDCI website and are reproduced here, solely for your convenience. The images are the property of Ankrom Moisan Architects.  

VIEW FROM SOUTH WEST

 

VIEW FROM SOUTH EAST

VIEW FROM NORTH EAST