Matters ▸ Attachment
OSPCD Presentation — File 200791
City of Somerville
Zoning Overhaul
City of Somerville
Zoning Workshop #4
Residential Neighborhoods
(aka Neighborhood Character)
Board of Aldermen – Land Use Committee
2.23.16
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Best Practices
1. Use Standards
2. Performance Standards
3. Special Districts
4. Form Based Standards
New Somerville
Zoning Ordinance
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Winter
2016
Subject Matter
Workshops
BOA Land Use
Committee
Meetings
Case Studies &
Coffee Hours
Spring
2016
BOA Land Use
Committee
Meetings Recap
Submit Draft #2
Public Review /
Open Comment
Ward Meetings
Formal
Submission
of Revised
Code
Process
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Process
Subject Matter Workshops: UPDATED schedule
•
Public Space
11.23.15
•
Arts & Creative Economy
12.7.15
•
Attainable Housing I
1.11.16
•
Residential Neighborhoods
1.25.16
•
Mobility
2.22.16
•
Process
3.7.16
•
Attainable Housing II
3.21.16
•
Sustainability
TBD
•
Economic Development
TBD
•
Residential Occupancy
TBD
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Tonight’s Schedule
Presentation
• SomerVision Goals
• Neighborhood Research
• A New Proposal
• Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Tonight’s Schedule
Presentation
• SomerVision Goals
• Neighborhood Research
• A New Proposal
• Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
584
Goals, Policies & Actions
SomerVision
182
Implemented through
Zoning
16
Neighborhood Character
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
GOALS
1. Preserve and enhance the character of Somerville’s neighborhoods,
2. Enable sensitive, economically feasible maintenance and adaptive reuse
of historic buildings,
3. Respect neighborhood form and patterns while expanding Somerville’s
architectural legacy
POLICIES
•
Protect and preserve the character of neighborhoods composed of single-
family, two-family, and three-family homes
•
Ensure that neighborhood properties can adapt and change to meet the
needs of residents, while respecting the character of the neighborhood
•
Provide clear and consistent direction including design standards and
guidelines for contextual infill development
SomerVision
Neighborhood Character Objectives
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Tonight’s Schedule
Presentation
• SomerVision Goals
• Neighborhood Research
• A New Proposal
• Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
RA/RB District Regulations Today
RA
RB
Lot Size
10,000
7,500
Dwelling Units
Up to 2*
Up to 3*
Lot Space/DU
2250 sf
1500 sf
Height
35
40
FAR
0.75
1.00
Ground Coverage
50%
50%
* Additional units permitted with affordable housing
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Neighborhood Research
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
RA/RB Report: Findings
•
More single family houses in RB (1,289) than RA (1,013)
•
72% of RA lots don’t have enough lot area/DU
•
Average lot size is similar in both districts (4,400 in RA; 4,600 in RB)
•
Buildings in RA are taller (39.2 ft) than in RB (36.8) on average
•
Ground coverage is similar in both districts on average (36% in
RA; 37% in RB)
•
Floor area (bulk) is similar in both districts on average (0.72 in RA;
0.78 in RB)
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
RA/RB Report: Conclusions
Existing lots and buildings in RA and RB are very similar
Why?
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
RA/RB Report: Conclusions
Existing lots and buildings in RA and RB are very similar
Why?
They were built before zoning that required them to be
different (lot size, building bulk, unit count all similar)
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
RA/RB Report: 3 Problems
1. Zoning doesn’t reflect our existing residential
character
2. We have similar residential lots and buildings that are
zoned differently (RA and RB)
3. Exploits exist that allow development that is out of
character with the existing housing
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Tonight’s Schedule
Presentation
• SomerVision Goals
• Neighborhood Research
• A New Proposal
• Policy Implications
New Proposal
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
1.
Down zone RB and
merge with RA for a
single district
2.
Provide equal
protection because
all these properties
are so similar
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Proposed Zoning (Jan 2015)
1-2 Units/Lot
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
New Proposal
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Cottage (1 Unit)
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Detached House (2 Units)
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
Semi-Detached House (2 Units, each side)
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
2 Units
2 Units
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Neighborhood Research
1 Unit
1 Unit
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Duplex (2 Units)
New Proposal
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
New Proposal
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
New Proposal
Dimensional Standards for Each Type
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
New Proposal
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
New Proposal
Floor Area is locked, not variable
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
New Proposal
Floor Area is locked, not variable
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
New Proposal
Interior Diversity, but only 2 Units
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
New Proposal
Interior Diversity, but only 2 Units
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
New Proposal
Interior Diversity, but only 2 Units
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
New Proposal
Strict Standards
No Special Permits for…
•
Other Building Types – Only 4 Permitted
•
More than 2 units* – Density is locked in
•
Floor area – Bulk is locked in
•
Height – Height is locked in
* We still must determine if we want the accessory basement
unit by Special Permit
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
New Proposal
Strict Standards
Eliminates:
•
Buildings with forms that are not contextual
•
Permitting further non-conformities by Special Permit
•
# of units beyond that allowed
•
Floor area beyond that allowed by addition or use of
basement
•
Design review of dormer or new construction
•
3 units in RA by Special Residential Conversion
•
More than 2 or 3 units per lot
•
More than 1 building per lot
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Tonight’s Schedule
Presentation
• SomerVision Goals
• Neighborhood Research
• A New Proposal
• Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Different Types of Projects
•
Vacant Lots
•
Existing Houses
•
Side and Rear Yards
•
Accessory Units
•
Non-conforming Buildings
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Different Types of Projects
•
Vacant Lots
•
Existing Houses
•
Side and Rear Yards
•
Accessory Units
•
Non-conforming Buildings
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Existing Houses
1.
Residential buildings may adapt by adding building
components
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Components
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
BUILDING
TYPES
BUILDING
COMPONENTS
Policy Implications
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Existing Houses
1.
Residential buildings may adapt by adding building
components
2.
If a lot is big enough, a cottage could transform into a house
or a duplex by Special Permit
3.
New semi-detached houses can only happen when both
sides can be built
Proposed Zoning
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Different Types of Projects
•
Vacant Lots
•
Existing Houses
•
Side and Rear Yards
•
Accessory Units
•
Non-conforming Buildings
Proposed Zoning
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Side and Rear Yards
• One building permitted per lot
• Rear yards are protected; no houses behind houses
• A wide lot could be split to create two lots, with a
permitted building type constructed on each lot
Proposed Zoning
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Different Types of Projects
•
Vacant Lots
•
Existing Houses
•
Side and Rear Yards
•
Accessory Units
•
Non-conforming Buildings
Proposed Zoning
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Accessory Units
Should accessory units be permitted?
• Limitations in size
• Located in basement
• No more than 2 unrelated persons
• Must be owned by a resident(s) living in another unit
on the lot
• Special permit considerations:
• Quality of the living space
• Access to light and air circulation
• Privacy of on-site residents and neighbors
• Design of any exterior alterations necessary
Proposed Zoning
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Different Types of Projects
•
Vacant Lots
•
Existing Houses
•
Side and Rear Yards
•
Accessory Units
•
Non-conforming Buildings
Proposed Zoning
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Proposed Zoning
Non-Conforming Buildings
Grandfathered
Building Types
Triple Decker
Four-Plex
Six-Plex
Apartment Building
May exist in
perpetuity but no
new ones
permitted
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Non-Conforming Buildings
1. Maintain current use
2. Tear down building,
and follow rules for
vacant lots
3. Use existing building
for ‘fabrication’ type
uses
Proposed Zoning
Mayor Joseph A Curtatone
Office of Strategic Planning
& Community Development
Non-Conforming Buildings
Proposed Zoning
City of Somerville
Zoning Overhaul