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<br /> Chapter II - Development Standards & Urban Design Guidelines <br />4. Shadow Study(s) - Building height and massing diagrams . Parking Structure(s) 8 6fo %' <br /> , IfF~~ <br /> Screened by Occupied I ~~ ~lftft~ <br /> should be prepared to indicate shadow impacts for all build- Building Space 00 <br /> ings exceeding 4 stories/50 feet in height. Of particular con- "»/"4- <br /> I <br /> cern are shade impacts on existing buildings and proposed -T I <br /> publicly-accessible open spaces and pedestrian ways. All ib c: "- <br /> .. "- <br /> .~ 'Ø ' <br /> residential dwelling units, publicly-accessible spaces and pe- j~! <br /> destrian ways shall receive direct sunlight at some time of i:h <br /> :¡¡ 11 <br /> the year. =~ <br /> "- <br /> "- , <br />5. Tower Massing and Spacing - Towers shall be slender and <br /> located to create an attractive skyline, provide for views, <br /> and minimize privacy/overlook and shadowing impacts. <br /> a. Maximum Tower Floorplate - shall be 8,640 square feet, <br /> including elevator cores, storage, stairs, enclosed balco- <br /> nies, etc.; open "hanging" balconies shall not be permit- <br /> ted. Architectural features that add visual interest, such 240' Max, <br /> as cornices and pilasters, may extend from the building Tower Height <br /> face, subject to discretionary Planning Department re- <br /> view. <br /> b. Maximum Tower Width - shall be 90' by 96', including <br /> any outdoor living space in the form of enclosed balco- Tower, Tall Flats <br /> nies. Narrower towers are preferred. Balconies should <br /> be located at tower corners and recessed to create a more <br /> slender appearance; balconies may be provided at addi- that skyline, view, privacy, and shadow issues are effec- <br /> tionallocations as well. tively addressed. <br /> As illustrated by the tower building illustrations on pages 6. Skyline Form - The skyline created by tower buildings shall <br /> 26,49, and other pages within the Precise Plan, floor ar- be somewhat mounded. The tallest towers shall be located <br /> eas on the uppermost two to four floors shall be smaller in the central and northerly portion of the Precise Plan Area, <br /> so that building masses may be tapered. and shall visibly step down in height to relate to adjacent <br /> water ways and/or open space areas on north, east, and west, . <br /> c. Minimum Distance Between Towers - shall be 80 feet; and the city proper on the south. <br /> less space may be considered if it can be demonstrated <br />Final Plan - June 2004 - 32 - <br />