Residential Neighborhoods 2 (with 198429) — File 201624

5/31/16 1 City of Somerville Zoning Overhaul City of Somerville Zoning Workshop Residential Neighborhoods 2 (aka Neighborhood Character) Board of Aldermen – Land Use Committee 5.23.16 City of Somerville Zoning Overhaul City of Somerville

5/31/16 2 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Process Subject Matter Workshops: UPDATED schedule SUBJECT PUBLIC MEETING L.U.C. • Public Space 11.23.15 11/30/15 • Arts & Creative Economy 12.7.15 2/9/16 • Attainable Housing I 1.11.16 n/a • Residential Neighborhoods 1.25.16 2/23/16 • Mobility 2.22.16 5/24/16 • Process 3.7.16 4/5/16 • Attainable Housing II 3.21.16 n/a • Economic Development 4.11.16 5/10/16 • Sustainability 4.25.16 5/17/16 • Residential Occupancy 5.9.16 TBD • Residential Neighborhoods II 5.23.16 5/31/16 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Process Subject Matter Workshops: UPDATED schedule SUBJECT PUBLIC MEETING L.U.C. • Public Space 11.23.15 11/30/15 • Arts & Creative Economy 12.7.15 2/9/16 • Attainable Housing I 1.11.16 n/a • Residential Neighborhoods 1.25.16 2/23/16 • Mobility 2.22.16 5/24/16 • Process 3.7.16 4/5/16 • Attainable Housing II 3.21.16 n/a • Economic Development 4.11.16 5/10/16 • Sustainability 4.25.16 5/17/16 • Residential Occupancy 5.9.16 TBD • Residential Neighborhoods II 5.23.16 5/31/16

5/31/16 3 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Tonight’s Schedule Presentation • SomerVision Goals • Neighborhood Research • A New Proposal Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Tonight’s Schedule Presentation • SomerVision Goals • Neighborhood Research • A New Proposal

5/31/16 4 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

5/31/16 5 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

5/31/16 6 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

5/31/16 7 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Neighborhood Research RA and RB: > 80% of properties Neighborhood Research Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development

5/31/16 8 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)

5/31/16 9 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

5/31/16 10 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development A New Proposal • The NR district • Permitted Building Types • The ‘Conservation District’ Overlay • Dimensional Standards for the Types • Policies and Strategies Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development A New Proposal • The NR district • Permitted Building Types • The ‘Conservation District’ Overlay • Dimensional Standards for the Types • Policies and Strategies

5/31/16 11 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 A New Proposal • The NR district • Permitted Building Types • The ‘Conservation District’ Overlay • Dimensional Standards for the Types • Policies and Strategies

5/31/16 12 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Proposed Zoning 1-2 Units/Lot Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development New Proposal

5/31/16 13 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

5/31/16 14 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

5/31/16 15 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 New Proposal Strict Standards Requires Special Permit to: • Add a second unit to a lot with a one-unit building on it today

5/31/16 16 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development A New Proposal • The NR district • Permitted Building Types • The ‘Conservation District’ Overlay • Dimensional Standards for the Types • Policies and Strategies Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development New Proposal Conservation District Adjust specific metrics: • Lot width/depth • Setbacks • Height • Permitted components and frontages

5/31/16 17 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development New Proposal Conservation District Adjust specific metrics: • Lot width/depth • Setbacks • Height • Permitted components and frontages This strategy will be proposed in Spring Hill under the next draft of the ordinance, and the staff will determine if other neighborhood outliers also require an overlay. Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development A New Proposal • The NR district • Permitted Building Types • The ‘Conservation District’ Overlay • Dimensional Standards for the Types • Policies and Strategies

5/31/16 18 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development New Proposal Dimensional Standard: Example Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Staff to review in Summer 2016: • Examples of lots • Maximum buildings that can be built on lots • Comparison of new buildings with context • Lot width adjustments for driveways • Need for the “conservation district overlay” and appropriate locations beyond Spring Hill if necessary Dimensional Standards for Types

5/31/16 19 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Cottage (1 Unit) Lot: 32 X 70 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development

5/31/16 20 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Cottage (1 Unit) 40’ x 70’ (Approx)

5/31/16 21 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Detached House (2 Units) Lot: 32 x 80 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Neighborhood Research Cottage (1 Unit)

5/31/16 22 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Detached House (2 Units) 40’ x 80’ (Approx)

5/31/16 23 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Lot: 50 x 70 Duplex (2 Units) Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Neighborhood Research Cottage (1 Unit)

5/31/16 24 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Duplex (2 Units) Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Semi-Detached House (2 Units, each side) Two Adjacent Lots: each min 27 X 80

5/31/16 25 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 Semi-Detached House (2 Units, each side)

5/31/16 26 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development A New Proposal • The NR district • Permitted Building Types • The ‘Conservation District’ Overlay • Dimensional Standards for the Types • Policies and Strategies 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 Policies and Strategies

5/31/16 27 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 Policies and Strategies Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Vacant Lots

5/31/16 28 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Vacant Lots Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Vacant Lots

5/31/16 29 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Vacant Lots Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Vacant Lots

5/31/16 30 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Vacant Lots 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 Policies and Strategies

5/31/16 31 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Existing Houses 1. Residential buildings may adapt by adding building components Policies and Strategies Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Components Existing Houses

5/31/16 32 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Existing Houses Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development 77 SOMERVILLE ZONING ORDINANCE | DRAFT January 22, 2015 Article 3. Building Standards Building Components 8. DORMER WINDOW A window or set of windows that projects vertically from a sloped roof, designed to provide light into and expand the habitable space of a half-story. DIMENSIONS Width (max) 24 feet or 50% of the eave length of the main roof (whichever is shorter) Front & Rear Wall Setback (min) 3 ft. 6 in. Side Wall Setback (min) 1 ft. 6 in. Ridge Line Setback (min) 1 foot Roof Slope (min) 4:12 Fenestration (min) 50% STANDARDS i. Setbacks are strictly enforced regardless of permitted dormer width. ii. The maximum permitted width of a dormer applies to single, multiple, or attached combinations of dormers on each side of a roof. 9. CROSS GABLE A sloped roof that projects perpendicularly from the main roof of a building to significantly increase the habitable space of a half- story. DIMENSIONS Width (max) 50% of the eave length of the main roof STANDARDS i. The rakes of the cross gable roof must be structurally integrated into the eave of the main roof. 78 | SOMERVILLE ZONING ORDINANCE DRAFT January 22, 2015 Article 3. Building Standards Building Components 10. SIDE WING A multi-story extension from one or more side walls of the main body of a building. DIMENSIONS Setback from Facade (min) 10 feet Floor Plate Area (max) 50% of the Floor Plate of Principal Building Width (max) -- One (1) Story 1/2 of Main Body Width Two (2) Stories 1/3 of Main Body Width Height (min) Same as Principal Building STANDARDS i. Side wings must include a similarly style roof as the Principal Building. 11. REAR ADDITION An extension from the rear wall of the main body of a building. DIMENSIONS Setback from side Elevation (min) 1 foot Floor Plate Area (max) 50% of the Floor Plate of the Principal Building Height (max) 2 stories STANDARDS i. The slope of any pitched roof of a rear addition must be equal to or less than slope of the roof of the main body of the building and no less than nine and one-half degrees (9.5º; 2:12). Existing Houses

5/31/16 33 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development BUILDING TYPES BUILDING COMPONENTS Existing Houses Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Existing Houses 1. Residential buildings may adapt by adding building components Policies and Strategies

5/31/16 34 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 Policies and Strageies 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 Policies and Strategies

5/31/16 35 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 Policies and Strategies 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 Policies and Strategies

5/31/16 36 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 Policies and Strategies Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development 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 Accessory Units

5/31/16 37 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 Policies and Strategies Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Non-Conforming Buildings Grandfathered Building Types Triple Decker Four-Plex Six-Plex Apartment Building May exist in perpetuity but no new ones permitted

5/31/16 38 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development 1. Maintain current use 2. Tear down building, and follow rules for vacant lots 3. Use existing building for ‘fabrication’ type uses Non-Conforming Buildings Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Non-Conforming Buildings

5/31/16 39 Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development Next Steps Mayor  Joseph  A  Curtatone Office  of  Strategic  Planning & Community  Development More comments - email: planning@somervillema.gov On-line documents at: www.somervillema.gov/zoning

5/31/16 40 City of Somerville Zoning Overhaul