Sunday, July 19, 2015

Sun/Shade & Urban Development – June 2015

The following relate to urban development and urban design in general, and to specific projects with sun/shade issues in particular. They were derived from our twitter feed @SunPosition

Check out our weekly news summary “Sun, Shadow & Urban Development” at  http://paper.li/SunPosition/1376522926


Shadow concerns in Palo Alto >

Homeowners protest 50-foot office building proposed next door

A planned 50-foot-high office development with a shadow that neighbors said would plunge their home into darkness could receive final approval by the Palo Alto City Council on Monday night, June 1.

The proposed building at 2555 Park Blvd. would tear down an existing 10,800-square-foot two-story office building and build a new 24,466-square-foot three-story building. But Jared and Alice Jacobs, whose Sherman Avenue home is next door, said the Architectural Review Board and the Planning and Transportation Commission erred when they recommended approval of the building, parts of which would be 13 feet higher than the city's 37-foot limit…

The Jacobses' home is located in a mixed-use neighborhood that includes largely multi-unit housing and offices. Their single-family home was zoned as a "nonconforming use" when it was built in 1990 by a previous owner, they said.

But that fact does not disqualify them from city zoning protections, including rules that require projects to limit sun and shade impacts on abutting properties, they said. The project would darken most of their large first- and second-floor southeast-facing windows, including their kitchen, living room and master bedroom, for most of the year, they said…

The city's Architectural Review Board and Planning and Transportation Commission have already voted to support the development, which also has the blessing of the city's planning staff. City planners also recommend granting the developer, Tarlton Properties, the height exception. The extra 13 feet would allow the developer to include in the design two stair towers and a "tensile roof" structure that staff argues would "add a visual element to the building."

The roof structure would be "set back from the edges of the building, to avoid adding to the perceived height and massing and to protect privacy," according to a report from the Department of Planning and Community Environment.

The planning commission also requested that the applicant perform additional analysis on the building's shadow impacts. According to the staff report, the applicant studied shadow impacts at nine times of the day and year and concluded that the structures that increase the building's height "would result in a minimal shade impact on the residential neighbor's home." …

more - http://t.co/eLSZv6zjyB


Park Boulevard office building wins approval | Palo Alto Online

The three-story office building proposed for Park Boulevard in Palo Alto was, by all accounts, an exceptional project.

For opponents, that was precisely the problem.

Dozens of them flocked to the City Council meeting Monday to protest a request by Tarlton Properties to exceed the height limit for a proposed development at 2555 Park Blvd. Located in the California Avenue Business District, between Grant and Sherman avenues, the 24,466-square-foot project would replace an existing one-story building. While its commercial zoning allows for a height of 37 feet, the applicant proposed a roof terrace and two staircases that protrude over that limit, raising the building's height to 50 feet.

The council responded by denying this exception request, effectively killing the roof terrace idea. The council also voted 6-2, with Mayor Karen Holman and Vice Mayor Greg Schmid dissenting (and member Tom DuBois abstaining), to approve the project without the height-adding elements…

Jared Jacobs, who lives next door to the proposed development, argued that the new office building would cast a shadow over his home. Jared and his wife, Alice, each made a presentation to the council, urging it to deny the project…

more - http://t.co/r9orx2s0hn


Recent CMHC updates on the Canadian housing market | Construction Canada via @ConstructCanMag

The Canada Mortgage and Housing Corporation (CMHC) released new data for the nation’s housing industry from the second quarter.

In its report, “2015 Housing Market Outlook, Canada Edition,” CMHC announced overall housing starts will remain stable through 2015 and moderate in 2016…

more - http://t.co/9XcMTHIFV4


Fort York community in Toronto frustrated with 32-storey condo proposal

More than 50 Fort York area residents came out to protest a development at 65 Grand Magazine Street that includes a 32-storey condominium and an attached residential building up to six storeys…

The maximum height for the area is 59-metres; this building comes in at 98.7m with an extra 7.8m for mechanical, bringing its total height to 106.5m to the discontent of many residents…

Ward 19 councillor Mike Layton was in attendance Monday night, and told The Villager he’s not surprised the community is upset about the proposal and voiced that disapproval forcefully at the meeting.

“I don’t blame them. With no retail and just additional height...A jump up to that height is too much and it’s out of character,” Layton said.

Farrell Llyod began a petition against the building a few days ago that has already garnered more than 500 signatures.

The residents in her building are upset and concerned about the impact of the shadow that will be caste on the building’s rooftop amenities, which include terraces and an outdoor pool.

“We bought this building with the amenities in mind,” she said.

“And this 32-storey condo is going to take away from the beauty of the building.”

As a councillor, Layton is concerned with the traffic issues, the lack of green space for the community and of course the additional height request. Many of the councillor’s concerns align with the city’s issues with conformity with the Official Plan, building height, massing, light, and impact on community services...

more - http://t.co/jCTjDjNtaj


Natick Planning Board discusses downtown development - Framingham, MA

Planners this week offered mixed reactions to a proposal to transform a vacant downtown hardware store into a five-story building featuring commercial space and apartments…

Planning Board Chairwoman Terri Evans said project officials need to be cognizant of shadows the building would cast on the Town Common.

more - http://t.co/r5bglTVckf


The Clover on Yonge Coming Soon by Cresford Development

more - http://t.co/MCPwZPtbTD


Aquarium firmly against waterfront tower plan via @BostonGlobe

more - http://t.co/OGx3cQGZXh


Developer Agrees To Reconsider Plans For Big Building in Historic Old City Location | CBS Philly 

more - http://t.co/TUp4BbgioZ


Glistening towers cast dark shadows via @amNewYork

more - http://t.co/k5a1qe1n3R


Cheers, Ralph

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