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Seven-story North High conceptual plan praised for street activation but board presses for more stepbacks and massing mitigation
Summary
A proposed seven-story mixed-use building at 2016 North High drew praise for street-level activation and brick detailing, but board members urged stronger mitigation of height and massing on the east (Tuller) elevation—suggesting deeper stepbacks or removal of upper floors—to better align with adjacent two- and three-story homes.
A conceptual seven-story mixed-use proposal for the Ohio Stater block at 2016 North High Street received a mixed reception: board members complimented street-level activation and material richness but repeatedly urged the project team to reduce perceived massing on the east (Tuller) elevation and to refine window patterns and articulation.
Staff explained the site’s rezoning history and recommended additional stepbacks, particularly an 8–12-inch (staff’s recommendation of an 8–12 in. deep step at the fifth floor) deeper stepback pattern on the taller street elevation, plus a HABs light report if demolition of original Ohio Stater portions proceeds. The applicant and design team presented refined plans showing greater setback, additional glazing and masonry detail, rooftop amenity spaces and a proposed art wall on the north façade.
Board members were supportive of the High Street elevation’s activation and transparency but several members said the east elevation still reads too heavy against adjacent two-family homes and recommended either deeper stepbacks, removing the fifth floor on that elevation or further articulation. Comments also recommended greater window variety and attention to the framing/detailing that will be provided in the next design-development stage.
No vote was taken; the item remains at conceptual review and staff and the applicant will continue design development, with the board expecting to see wall sections, material depths and a more deliberate response to the east elevation at a future hearing.
