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<br />the elements ofthe town's image, and an
<br />explanation of hovv the proposed structure
<br />contributes to that image. Otherwise, these are
<br />highly subjective criteria that can easily lead to
<br />inconsistent and unfair results.
<br />
<br />Alternative language: "The proposed building
<br />and landscape plans are consistent with the
<br />catalogue ~amples ofacceptable styles,
<br />elements, materials, massing, detailing,
<br />landscaping, and relationsrips to street
<br />frontages and abutting properties and does
<br />not include the unacceptable examples in the
<br />catalogue."
<br />
<br />(2) The plan for the proposed buiiding or
<br />structure indicates the manner in which the
<br />structures are reasonably protected against
<br />external and internal noise, vibrations, and
<br />other factors that may tend to make the.
<br />environment less desirable.
<br />
<br />Comment: Noise and vibrations can be
<br />determined with engineering data, but "other
<br />factors" is open-ended. What or whose
<br />environment is made lessdesirable with
<br />respect to what and to whom? What is the
<br />standard of a less desirable environment?
<br />
<br />Alternative language: "The design ofthe
<br />proposed building or structures includes
<br />structural features that will prevent vibrations
<br />or noise from sources intemalto the structure
<br />from being detected at the property lines in
<br />violation of town code stan'dards."
<br />
<br />C3J The proposed building or structure is not, in
<br />its exterior design and appearance, of inferior
<br />quality such as to cause the nature of the
<br />local environment to materiafiy depreciate in
<br />appearance and value.
<br />
<br />Comment: The criterion requires a definition
<br />of ' 'local environment" and baseline data that
<br />establish the "appearance" and "the value"
<br />of that local environment. Evidel1<Ce must be
<br />presented of how the proposed structure would
<br />materiatly depreciate the baseline appearance
<br />and value. This requires design and market
<br />value expertise.
<br />
<br />Alternative language: ''The proposed building
<br />facade materials are not of such inferior quality
<br />that they would be expected under normal
<br />weather conditions to go into a state of disrepair
<br />substantially sooner than the facade materials
<br />onthe majority of the other buildings in the
<br />same block ofthe street on which they front."
<br />
<br />(4) The proposed building or structure is in
<br />harmony with the proposed developments
<br />
<br />166
<br />
<br />on land in the general area, with the
<br />comprehensive plan for the town, and with
<br />any precise plans adopted pursuant to the
<br />comprehensive plan.
<br />
<br />Comment: What does "in harmony" mean,
<br />. and what are the elements of harmony or
<br />disharmony? This is a highly subjective criterion.
<br />
<br />Alternative.language: "The proposed building
<br />is consistent with any area or neighborhood
<br />plans adopted as part of the Comprehensive
<br />Plan or Zoning Code."
<br />
<br />(5) The proposed building or structure is not
<br />excessively similar to any other structure existing
<br />or for which a permit has been issued or to any
<br />other structure included in the same permit
<br />application within 200 feet of the proposed
<br />site in respect to one or more of the fofiowing
<br />features of exterior design and appearance:
<br />a. Apparently visibly identical front or side
<br />elevations
<br />b. Substantiafiy identical size and
<br />arrangement of either doors, windows,
<br />porticas, or other openings or breaks in the
<br />elevation facing the street, including reverse
<br />arrangement or
<br />
<br />deck line.
<br />
<br />
<br />
<br />MANSARD
<br />
<br />HIP
<br />
<br />
<br />
<br />GAMBREL
<br />
<br />GABLE
<br />
<br />Alternative language: If a catalogue of accept-
<br />able and unacceptable styles, elements, materi-
<br />als, massing, detailing, landscaping, and rela-
<br />tionships to street frontages and abutting}lroper-
<br />ties is adopted, then criterion (6) below regarding
<br />dissimilarity is not necessary. However, concerns
<br />for too much similarity could still be valid; if so,
<br />criterion (s) could be recast to read as follows:
<br />"'The proposed building is not identical with any
<br />other building in the block ofthe street on which
<br />it fronts with regard to mass, the arrangement,
<br />including the reverse arrangement, of massing.
<br />elements, the size, style, and arrangement of
<br />windows or doors, orthe height and length qf
<br />roof elements facing the front street."
<br />
<br />(6) The p~opased building or structure is not
<br />excessively dissimilar in relation to any other
<br />structure existing or for which a permit has
<br />been issued OTto any other structure included
<br />in the same permit application within 200 feet
<br />of the proposed site in respect to one or mare;
<br />of the following features:
<br />a. Height of building or height of roof
<br />b. Othersigni{icant design features includ-
<br />ing, but not limited to, materials or quality of
<br />architectural design
<br />
<br />
<br />@ Parker, Colorado, uses
<br />simple line drawings to
<br />communicate ideas about
<br />building mass, form, and
<br />variation. The drawings
<br />pictured here illustrate
<br />variation in roof type.
<br />
<br />FLAT
<br />
<br />
<br />SHED
<br />
<br />
<br />
<br />c. Other s.ignificant identical features of
<br />design such as, but not limited to, material,
<br />roof line, and height of other design
<br />elements
<br />
<br />Comment: The specified features are
<br />discemable, butthe standard for
<br />"excessively" is totally lacking. Subsection c
<br />would allow a structure to be denied because
<br />it uses stucco if its neighbor does, or if it has
<br />the same height to the peak of the roof as a
<br />structure located two orthree lots away.
<br />
<br />ZONINGPRACTICE 7.09
<br />AMERICAN PLANNING ASSOCIATION lpage 4
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