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HomeMy WebLinkAboutTHE OVERLOOK - PDP - PDP160011 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (34)The Overlook PDP Height Analysis The Overlook is proposing a 4 story mixed use building. The applicant has prepared a height analysis. Below are the criteria for the height analysis as stated in the Land Use Code Section 3.5.1(G) 1.Light and Shadow. Buildings or structures greater than forty (40) feet in height shall be designed so as not to have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. Adverse impacts include, but are not limited to, casting shadows on adjacent property sufficient to preclude the functional use of solar energy technology, creating glare such as reflecting sunlight or artificial lighting at night, contributing to the accumulation of snow and ice during the winter on adjacent property and shading of windows or gardens for more than three (3) months of the year. Techniques to reduce the shadow impacts of a building may include, but are not limited to, repositioning of a structure on the lot, increasing the setbacks, reducing building mass or redesigning a building shape. The attached shadow analysis was done at the following times of the year: June 21st at 9am, 12pm and 3pm September 21st at 9am, 12pm and 3pm December 21st at 9am, 12pm and 3pm As can be seen, shadows will affect the properties to the east minimally at 3pm on September 21st and will cover most of 3737 Landings Drive Building G only in the winter afternoons (December 21st at 3pm). The buildings within the shadow have their primary windows and entrances on their south side. The parking lot is on the west side. Even during the short period of shadowing, ambient light will still be coming through the affected windows providing natural lighting. The affected buildings will only have shadows cast on them during the late afternoon hours during the winter months complying with the light and shadow criteria 2. Privacy. Development plans with buildings or structures greater than forty (40) feet in height shall be designed to address privacy impacts on adjacent property by providing landscaping, fencing, open space, window size, window height and window placement, orientation of balconies, and orientation of buildings away from adjacent residential development, or other effective techniques. Most if not all building projects have windows and/ or balconies that overlook adjacent uses. The applicant is proposing to mitigate privacy concerns with the height of the building through setbacks, site design and landscape, softening direct views to adjacent properties. The Land Use Code section 3.5.2(E)(A)(2) states that the minimum rear and side setback for a residential building shall be 5’. The development is designed so that 84% of the building is 100’ from the adjacent residential properties and 88’ from the adjacent commercial. Only a small portion (65’ or 16%) of the building is 29’ from the adjacent residential property line. In addition, wing two is offset from the between the two multi-family buildings to the east, further mitigating direct views. The site was designed this way to minimize the presence of the building along neighboring properties and maximize its presence along JFK Parkway. Along the eastern border of the property we are proposing a combination of fencing and landscape as a visual buffer between the existing multi-family and the proposed development. The majority of the building is over 100’ fromthe adjacent properties. For those areas where the adjacent property is within 30,’ we are proposing upsized evergreen and deciduous trees to mitigate the view corridor to the new buildings (see cross section on sheet 12 illustrating the buffer and view corridor) This buffer is meant to mitigate the view line from the existing residential to the closest adjacent units on the first and second story while softening views to the third and fourth stories. In addition we have stepped the building to 3 stories at the portion where the building is 29’ from the adjacent property line. The fencing and landscape mitigation is carried along the south side of the property to buffer the 2 and 3 story multi-family development to the south. 3. Neighborhood Scale. Buildings or structures greater than forty (40) feet in height shall be compatible with the scale of the neighborhoods in which they are situated in terms of relative height, height to mass, length to mass and building or structure scale to human scale. The Overlook provides a nice transition from the 4 story commercial building to the west and multi-family and commercial buildings to the east. As stated above the majority of the building has been placed along JFK Parkway where it fits with the larger commercial buildings to the west and north west of the site. In addition, we have stepped the building to 3 stories at the south east corner where the site meets the neighboring 2 and 3 story multi-family projects. As the building gets closer to the adjacent 2 and 3 story multi-family developments, the building is stepped down to 3 stories.