9-1-19-6R: POLICY 6 (RELATIVE) BUILDING HEIGHT (6/R):
1 (-2,+2) | The height of a building has many impacts on the community. Building heights that exceed the land use guidelines can block views, light, air, and solar radiation; they can also disrupt off site vistas, impact scenic backdrop and penetrate tree canopies that provide screening to maintain a mountain forest character. It is encouraged that the height of new buildings be controlled to minimize any negative impacts on the community. |
A. For all structures except single-family and duplex units outside the Historic District:
1. Within The Historic District: The impact of building heights within the Historic District is critical to the building's compatibility with the Historic District guidelines and neighboring existing historic structures. In most instances the taller a building is, the greater its impact will be on adjacent buildings and the district in general. The town desires to keep negative impacts to a minimum and has established the following policies aimed at controlling the height of new construction within the Historic District:
1 x (0/-3) | a. In Land Use Districts 11, 17 and 18, and those portions of 18 2 and 19 which lie north of Lincoln Avenue or south of Washington Street, a maximum height of twenty three feet (23') is strongly encouraged. For buildings with heights greater than twenty three feet (23'), points shall be deducted based on the following table: |
Building Height | Point Deductions |
|---|---|
23.01 - 24 feet | -1 |
24.01 - 25 feet | -2 |
25.01 - 26 feet | -3 |
1 x (0/-5) | b. In those portions of Land Use Districts 182 and 19, which lie between Lincoln Avenue and Washington Street, a maximum height of twenty five feet (25'), is strongly encouraged. For buildings with heights greater than twenty five feet (25'), points shall be deducted based on the following table: |
Building Height | Point Deductions |
|---|---|
25.01 - 26 feet | -1 |
26.01 - 27 feet | -2 |
27.01 - 28 feet | -3 |
28.01 - 29 feet | -4 |
29.01 - 30 feet | -5 |
(Ord. 22, Series 2006)
2. Outside The Historic District:
a. For all structures outside the Historic District: Negative points under this subsection shall be assessed based upon a project's relative compliance with the building height recommendations contained in the land use guidelines, as follows:
-5 points | Buildings that exceed the building height recommended in the land use guidelines, but are no more than one-half (1/2) story over the land use guidelines recommendation. |
-10 points | Buildings that are more than one-half (1/2) story over the land use guidelines recommendation, but are no more than one story over the land use guidelines recommendation. |
-15 points | Buildings that are more than one story over the land use guidelines recommendation, but are no more than one and one-half (1 1/2) stories over the land use guidelines recommendation. |
-20 points | Buildings that are more than one and one-half (1 1/2) stories over the land use guidelines recommendation, but are no more than two (2) stories over the land use guidelines recommendation. |
Any structure exceeding two (2) stories over the land use guidelines recommendation will be deemed to have failed absolute policy 6, building height. |
b. For all structures except single-family and duplex units outside the Historic District: Additional negative or positive points may be assessed or awarded based upon the Planning Commission's findings of compliance with the following:
1 x (-1/+1) | 1. It is encouraged that buildings incorporate the uppermost story density and mass into the roof of the structure, where no additional height impacts are created. |
1 x (-1/+3) | 2. Buildings are encouraged to provide broken, interesting roof forms that step down at the edges. Buildings that step down one full story on the edges may be awarded +1 points. Buildings that step down two (2) full stories may be awarded +2 points. Buildings that step down three (3) full stories may be awarded +3 points. Roof forms should step down on at least two (2) building edges that are visible to the public in order to qualify for positive points. Stepping down of building stories should occur in a cascading fashion, with drops of one floor at a time, rather than abrupt drops of two (2) or three (3) stories at once. Long, unbroken ridgelines, fifty feet (50') or longer, are discouraged. |
B. For all single-family and duplex units outside the Historic District:
1. Additional negative or positive points may be assessed or awarded based upon the Planning Commission's findings of compliance with the following:
1 x (-1/+1) | a. It is encouraged that buildings incorporate the uppermost story of density into the roof of the structure, where no additional height impacts are created. |
1 x (-1/+1) | b. Buildings are encouraged to provide broken, interesting roof forms that step down at the edges. Long, unbroken ridgelines, fifty feet (50') or longer, are discouraged. |
1 x (0/+1) | c. Roof forms are encouraged to have a minimum pitch of eight in twelve (8:12) to a maximum pitch of twelve in twelve (12:12) over ninety percent (90%) of the roof area (measured in plan); however, up to ten percent (10%) of the roof area may be flatter than an eight in twelve (8:12) pitch. |
(Ord. 1, Series 2019)