Agenda - Planning Commission - 12/04/2003

Home

Zoning 'Ylews, February, 200 I). These repetitive features are visible bo~n from local residential streets and adjacent collector and arterial streets, in i999, the Parker town council became concerned about the aesthetics and sustainabi[irv of these neighborhoods. Consequenrl.v, Parker's residential design minimums were adopted in February 2000. The basic intent of the design minimums is to provide a varied street scene and eliminate the reuse of identical or substantially ' similar buildings in close proximity to each other. The design minimums are applicable re all new single-family detached residential structures. To accomplish this, the standards set forth paxameters for building mass and form and building variation requirements to place models o£ homes into groups and sub'caregories. The design standards prohibit identical or similar models from being repeated more frequeariy, than ever7 sixth house along the same side of O.e street. Differentiation Criteria The criteria For determining whether buildings are considered similar are bundled around two general concepts: building mass and form, and building variation. Building mass andfor*n. Building mass is the oudine of the structure, wh/ch is determined by irs height, wi&h, and depth. Building form is the style of the home, such as ranch, tri-ievel, or two-story. [f the building mass and ~brm are similar, then both ~e front and reax o~-the house are required to meet two out of three o£ the building variation requirements to be considered different. Building variation. The three building variation possibilities are: · Substantially different roofo,pes. Roof types consist of mansard, hip (fidl), flat, gambrel, ~ble, and front-to-back (shed style). · E/evarionplane va,;arian. The elevation plane is identified as the exterior wall of the structure. For an elevation plane to be considered substantially different, the secondary plane must project at least cwo feet From the primary, plane and make up at [east 30 percent of the entire elevation. a. Buildlngi}dass: Considered co be thc outline of the structure. This is determined by the height, width, and depth o£ the structure. Building Form: The style of the home; including ranch, tri-levd, or cwo-story srrocture$. Group A Group $ Group C All of thes~ structures differ in muss and lotto. ffbuilding mass or budding Form ate ,imiiar, then the front and rear et'each model is tequitec~ re meet ~¥o o£rhe three !bllowing criteria in order to be considered under a different group. Garner grot'l, AiC£ is ,:he community development direcror fbr £arker, Coloraa'a. He served ,u ?/anning director of Oklahoma Cig lb; seven years. Gil Rossmiller is 3e chief buildi,g official?bt ?arke,; Colorado. £xrerior surface distinctions. Exterior surfaces include brick, stone, stucco, and siding. it is important to recognize that the six medals needed to create diF£erent street scenes can be any combination of the above options. If six different models cannot be attained through building form or building mass, then any combination of two building variation schemes can also b'e employed to meet the minimum criteria. This allows for an almost infinite combination of possibilities for addressing the requirements o( the design standards. It should be noted that occasionally a house does not meet the design criteria but is sril! visually acceptable, which achieves the goal of dar standards. Application of Standards This conceptual approach to a residential design minimum standard allows the builder to do what they. do best--to design and build homes that meet their customer's expectations. As noted, Parker's design s'randards are geared toward prohibiting monotony and repetition rather than prescribing a particular solution such as requiring minimum percentages of masonry, on the exterior. As with any code, the more requirements, the more. review and enforcement. Builders can be creative with very few proscriptive or prescriptive guidelines. However, this creates an intensive review process l~br Parker. The process starts with the builder and his conceptual drawings. The town then reviews the drawings and suggests changes before the builder invests the time and money in a full plan design. This also allows the administrative officials to explain in derali the intent of the code. The format for plan submittal is to provide the ~'ront and tear elevations and a p{an view of the roof on 1 lxi7 sheets. Providing this information allows the town ~o see the offsets of the front and rear building planes. This is required for each elevation o£all models. Step one is to separate the models by' mass and form. Ail the ranch styles are grouped together, as are the two-story and crt- b. Building Variations Requiremen~t: [.Substantially different roof type: Rao£ types consisr t~f mansard, hip (full. or ' ' cllp), flat, gambrel, gable, and fron£-¢o-back (shed style}. deck line, ridg~ MANSARD H1P FLAT GAMBREL GA~L~. A fuji.hipped roof is considered to be subsranlia[ly different from a pardal hip, ar dip. GaBles with std~-io.side trusses ate substantially differenl than gables with [rant.to-bock trusses. SHED