Matters ▸ Attachment
20161103 USOD_BOASubmittal_Corrections — File 202410
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Appendix B
6.7
UNION SQUARE OVERLAY DISTRICT (USOD)
6.7.1
Intent
A.
To facilitate the coordinated redevelopment of multiple parcels located within close walking distance
to the future Union Square T-station and accommodate mixed-use, mid-rise and high-rise
development that will support the transformation of Union Square into urban employment center.
6.7.2
Purpose
A.
To fulfill the goals of SomerVision, the comprehensive Master Plan of the City of Somerville, the 2003
Union Square Master Plan, the 2012 Union Square Revitalization Plan, and the 2016 Union Square
Neighborhood Plan, as amended.
B.
To permit the off-site compliance of certain requirements as specifically indicated elsewhere in this
section.
C.
To permit flexibility in the legal subdivision or parcelization of land for development that maintains
consistency with the urban design provisions of this section.
D.
To provide the community with a predictable outcome from development and redevelopment by
permitting specific Building Types and uses according to sub-district mapped for specific sites within
the Union Square Overlay District.
E.
To require a Coordinated Development Plan Special Permit for transformational redevelopment
according to the provisions of the Union Square Overlay District.
F.
To permit Building Types by design & site plan approval following the discretionary review and
approval of a COORDINATED DEVELOPMENT PLAN.
6.7.3
Applicability
A.
Development within the USOD may comply with all of the provisions of this Section or, in the
alternative, with all of the provisions of the underlying base zoning district applicable for each
property.
B.
Where the provisions of this Section conflict with those found elsewhere in this Ordinance, the
provisions of this Section apply.
C.
Where no such conflict exists, the following Articles of the Somerville Zoning Ordinance are
applicable to development within the USOD:
1.
Article 1
Purpose & Scope
2.
Article 2
Definitions
3.
Article 3
Enforcement, Board of Appeals, and Amendments
4.
Article 4
Nonconforming Uses and Structures
5.
Article 5
Administration
6.
Article 6
Establishment of Zoning Districts
7.
Article 10
Landscaping & Screening
8.
Article 13
Inclusionary Housing
9.
Article 14
Wireless Communications
10.
Article 15
Linkage
11.
Article 18
General Provisions
6.7.4
Definitions
A.
Words, phrases, and terms not defined in this Section are subject to Article 2 of the Somerville
Zoning Ordinance.
Abut or Abutting:
To physically touch or share a contiguous boundary or border, such
as a common lot line, or to be separated only by an Alley or shared
driveway.
Access:
The way or means to enter and leave.
Accessory Use:
A use(s) of a lot, structure or portion thereof that is incidental and
related to a principal building or use of land and located on the same
lot as the principal building or use of land.
Adjacent:
See abut or abutting.
Allee:
Objects places in a straight line.
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Alley:
A thoroughfare, located internal to a block and providing Access to
the rear of buildings, loading facilities, service areas, trash storage,
motor vehicle parking, and usually containing easements for dry
utilities.
Amenity Space
A feature of a lot or building that provides outdoor social,
recreational, and/or leisure space for the comfort and/or convenience
of the residents of a building.
Amenity Space, Private:
Features of a building and/or outdoor areas designed for the comfort
and/or convenience of residents.
Amenity Space, Shared:
Rooms and/or facilities designed for the comfort and/or convenience
of residents of a multi-unit building.
Ancillary:
Providing necessary support for the operation of a principal use.
Apartment Building:
A multi story Building Type limited to residential uses.
Auto-Oriented:
Principal uses that provide for the sale, rental, maintenance, repair,
or storage of new or used vehicles or equipment.
Average Ground Level:
The mean (average) ground level measured at the corners of a lot or
the main body of a Building Type.
Awning:
A wall mounted, pitched covering extending from a building to
provide shade and weather protection for pedestrians.
Balcony:
A building component consisting of a platform with a railing that
provides outdoor Amenity Space.
Bay, Architectural:
An area of a facade between two buttresses, pilasters, columns,
piers (flat wall), curtain wall mullions, vertical spandrel glass, or other
equivalent architectural features.
Bay Window:
A building component consisting of a window assembly extending
from the main body of a building to permit increased light, and multi-
directional views, and to articulate a building facade. Bay windows
also include box and bow windows.
Bicycle Parking, Long-Term:
Accommodations for the parking of a bicycle for two (2) or more
hours.
Bicycle Parking, Short-Term:
Accommodations for the parking of a bicycle for two (2) hours or less.
Blank Wall:
A portion of any facade of a building that does not include a
substantial material change; windows, doors, columns, pilasters or
other articulation. greater than twelve (12) inches in depth.
Block:
The aggregate land area circumscribed by thoroughfares or other
rights-of-way.
Block Face:
The aggregate of all front lot lines, and Alleys, if present, on one side
of a Block.
Building Type:
A classification or kind of structure characterized and differentiated
by its placement on a lot, massing, composition, use, and features.
Building Width:
The length (feet) of the Main Body a building measured parallel to the
front lot line.
Caliper:
A measurement of the diameter of a tree trunk. For trees less than
four (4) inches in diameter, caliper is measured six (6) inches from
the ground. For trees between four (4) inches and twelve (12) inches
in diameter, caliper is measured twelve (12) inches from the ground.
Canopy:
The extent of the outer layer of leaves of an individual tree or group
of trees.
Canopy Density:
The general permeability of a tree canopy to light as a characteristic
of branch number and structure. Canopy density can either be full (>
50%) or open (< 50%).
Canopy Shape:
The general shape of the outer layer of leaves of an individual tree as
structured by the tree’s branches.
Civic Space:
An Lot outdoor open space designed for as an outdoor open space
to support social and recreational activities. Civic space types are
defined by the combination of certain characteristics, including the
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interrelationship between intended use, size, landscaping, and
abutting uses.
Clearance:
The height above the sidewalk or other surface, as specified, of the
bottom edge of an object or building component.
Clerestory Window:
A horizontal pane of glass between a storefront and the second story
of a building that provides additional light into a ground level
commercial space.
Commercial:
A term collectively defining permitted uses from all non-residential
use categories, excluding parking.
Commercial Building:
A multi-story Building Type limited to commercial uses.
Deck:
A roofless, raised platform accessible from a secondary entrance to a
building that provides outdoor Amenity Space.
Desire Line:
A route that pedestrians prefer to take to get from one location to
another.
Development:
The construction, reconstruction, alteration, expansion, extension,
relocation, enlargement or structural change of any building or
structure; excavation, land fill, or mining; any use or change in use of
any building or structure or land; or any expansion in the use of land.
Development Site:
The land area encompassed in a Coordinated Development Plan,
irrespective of the number or configuration of lots, land ownership,
and/or municipal boundaries.
Display Case:
A wall mounted, lockable, framed cabinet with a transparent window
to display a changeable menu or list of event show times and is
viewed at close range by pedestrians.
Dog Park:
A civic space type designed for the recreation of dogs and their
owners.
Elevation:
Height relative to mean sea level.
Employer:
A person or business that employs one or more people for wages or
salary.
Encroach:
To break the plane of a vertical or horizontal regulatory limit with a
structural element, so that it extends into a setback or over the
sidewalk of a public right-of-way.
Encroachment:
Any structural element that encroaches.
Façade:
The exterior wall of a building oriented in whole or in part toward a
front lot line, or civic space, or on-site open space with frontage on a
thoroughfare.
Facade Build-out:
The minimum width a facade must be built within a setback area or in
relation to a build-to line along the primary frontage.
Fenestration:
The arrangement, proportioning, and design of openings in a the
façade of a building, including windows and doors, but excluding
entrances for parking, loading, and service facilities.
Floor Area, Gross:
The sum area of all floors or Accessible levels of a building as
measured to the perimeter of the exterior faces of the walls with no
deduction for corridors, stairs, closets, thickness of walls, columns or
other features.
Floor Area, Leasable:
Gross floor area included in a commercial lease.
Floor Area, Net:
The sum area of all floors or Accessible levels of a building as
measured to the perimeter of the exterior faces of the walls, including
enclosed porches, but excluding areas used for accessory garage
purposes, basement and cellar areas devoted exclusively to storage
and mechanical uses accessory to the operation of the building, off-
street loading facilities, malls, plazas, elevator shafts, escalators,
stairways and stair landings, and those areas used for the storage,
operation, or maintenance of mechanical equipment such as air
conditioning and heating apparatus.
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Floor Plate:
The total gross floor area of a single story of a building, excluding
balconies.
Forecourt:
A landscaped, semi-public area, open to the sky, formed by a recess
in a central portion of a building facade.
Frontage Type:
The area of a lot between the facade of a building and the front lot
line, extending fully to each side lot line and including all built and
landscape components.
Furniture Area:
An area of an Amenity Space that allows for the placement of
furniture without restricting the movement of pedestrians.
General Building:
A multi story Building Type with ground floor commercial uses.
Generating Site:
A lot that generates a required amount of pedestrian circulation
space, a building that generates a required amount of floor area
dedicated to arts & creative enterprise principal uses, or a building
that generates a required number of affordable dwelling units.
High-Rise:
Any building taller than seventy (70) feet above average ground
level.
Hotel:
A commercial building(s) with guest rooms designed primarily for
sleeping, and usually including a lobby, reception area, conference
rooms, recreational amenities, and common kitchen cooking facility(-
ies) providing meals for paying guests in a dining room(s) or
restaurant(s).
Lab Building:
A multi story Building Type purpose built for laboratory and research
& development uses.
Large Tree:
A woody plant with an expected mature height of thirty (30) feet or
more.
Lined Parking Garage:
A multi-story, structured parking facility lined by other Building Types
containing commercial or habitable space on all levels along all
frontages.
Lot:
A bounded area of land with appropriate frontage on and undivided
by a public way intended for the purpose of sale, legacy, or
development at any time.
Lot, Corner:
A lot fronting two (2) or more thoroughfares at their intersection.
Lot, Flag:
A lot in the approximate configuration of a flag pole or sign post, with
the pole or post functioning primarily as an access way to the main
area of the lot from the thoroughfare providing access.
Lot, Interior:
A lot fronting one thoroughfare and abutting other lots at both sides.
Lot, Key:
A lot with a side lot line abutting the rear lot line of another lot.
Lot, Landlocked:
A bounded area of land with no frontage.
Lot, Pork Chop:
See Lot, Flag.
Lot, Through:
A lot fronting on two (2) or more thoroughfares, including parallel
thoroughfares and thoroughfares that do not intersect at the
boundaries of the lot.
Lot Line:
The boundary that legally and geometrically demarcates a lot, civic
space, or other parcel of land.
Lot Line Adjustment:
Reconfiguration of the boundary line between two Abutting lots or
parcels of land, whether they are commonly owned or not and
whether the resulting shift of ground from one parcel to another is
minor or substantial.
Lot Line, Front:
Any lot line abutting a thoroughfare, other than an Alley, or civic
space.
Lot Line, Party:
A side lot line shared between two attached or semi-detached
Building Types.
Lot Line, Rear:
Any lot line that is parallel to or within forty-five (45) degrees of being
parallel to a front lot line.
Lot Line, Side:
Any lot line other than a front or rear lot line.
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Lot Merger:
The consolidation of two (2) or more Abutting lots or parcels of land
and resulting elimination of the lot lines that previously separated
them.
Lot Split:
The division of a lot or parcel of land into two (2) smaller lots or
parcels of land.
Lot Width:
The length of the front lot line of a lot.
Master Plan:
A document providing a basis for decision making regarding the long-
term community development of the City of Somerville, as approved
by the Planning Board per MGL 41, 81D.
Main Body:
The primary massing of a Principal Building Type, excluding building
components.
Mezzanine:
An intermediate floor level between the floor and ceiling of a story.
Mobility Management:
A broad range of strategies intended to reduce automobile trips. The
alteration of travel behavior through a program of incentives,
services, and policies, including encouraging the use of alternatives
to single-occupant vehicles such as public transit, cycling, walking,
carpooling/ vanpooling and changes in work schedule that move trips
out of the peak period or eliminate them altogether.
Mulch:
A protective covering consisting of organic materials customarily
used in landscaping and placed around plants to retain soil moisture,
retard erosion, shield roots from freezing, and inhibit weed growth.
North-Facing:
Within 45 degrees of due north.
Office:
Space within a building for the transaction of general business,
including administrative, professional, and clerical activities, but
excluding retail, artisanal, and manufacturing.
Open Space:
Land area accessible to and designed for public use or gathering.
Outdoor Cafe Seating:
Outdoor seating located in a frontage or on a public sidewalk that is
provided with table service.
Outdoor Display:
The outdoor exhibition or presentation of products and merchandise
available for sale.
Outdoor Storage:
The storage of merchandise or material in boxes, in crates, on pallets
or other kinds of shipping containers, garden supplies, building
supplies, plants, vehicles, and other similar equipment, inventory,
materials, merchandise, or supplies not normally brought indoors
overnight.
Parking Structure:
Any structure used or designed for the off-street parking of motor
vehicles, excluding a private parking garage and a carport.
Parking, Tandem:
The parking of two (2) motor vehicles, one directly behind the other.
Patio:
A hard-surfaced Amenity Space having no permanent roof coverings,
usually directly Adjacent to a building, and constructed such that its
finished walking surface is laid or poured directly on finished grade.
Paver:
A masonry block of various material or size.
Pervious Area (Permeable):
The area of a lot covered by soil, mulch, vegetation, and permeable,
pervious, or pourous surfaces or materials that reduce or eliminate
the amount or rate of stormwater runoff directed into the sewer or
storm system.
Pier:
A section of a wall between windows or other openings in the exterior
wall of a building.
Planter:
A three (3) foot deep recessed soil bed provided for the planting of
street trees and kept open to air and water flow through the use of
landscaping or permeable or pervious pavers.
Planting Technique:
The prescribed method for planting street trees, either in a
continuous planter or tree pit.
Plaza:
A civic space type designed for passive recreation, civic purposes,
and commercial activities, with landscape consisting primarily of
hardscape.
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Pocket Park/Plaza:
A civic space type designed for passive recreation consisting of
paving, vegetation, and a place to sit outdoors.
Podium:
The lower portion(s) of certain high-rise buildings, limited in height
and designed to minimize the impact of wind flows redirected by
adjoining towers and to spatially define the public realm of nearby
thoroughfares, private-owned public spaces, and civic spaces.
Podium Tower Building:
A multi story Building Type composed of a residential point tower
above a mid-rise podium.
Point Tower:
A residential tower composed of apartments surrounding a central
elevator core.
Principal Building:
A building or structure designed, used, or occupied for the principal
use(s) of a given lot or site.
Principal Entrance:
The main point of Access for pedestrians into a building, upper story
use, or ground floor tenant space.
Rail Right-of-Way:
The way for any rail service, including, but not limited to, the rail
tracks, guideways, overhead power lines, and shoulder.
Rear Setback:
The horizontal distance from a rear lot line to the location of
structures or use on a lot, measured perpendicularly from the lot line.
This area must be maintained clear of permanent structures with the
exception of encroachments.
Receiving Site:
Any lot or building that provides off-site compliance for the pedestrian
circulation, arts & creative enterprise space, and/or affordable
housing requirements of a generating site.
Roof Line:
The highest point on any building or structure where an exterior wall
or parapet wall encloses roof or floor area, including floor area
provided for housing mechanical equipment.
Setback Area, Front:
The land area of a lot between a minimum and maximum setback or
build-to line.
Shopfront:
A private frontage conventional for retail use with substantial glazing
wherein the facade is aligned close to the frontage line with the
building entrance at sidewalk grade.
Sign:
Any permanent or temporary name, identification, description,
emblem, logo, structure, or device, that is illuminated or non-
illuminated; visible or intended to be visible from any public place;
and directs attention to a person, product, place, activity, institution,
business, organization, activity, or service including any letter,
numeral, character, figure, emblem, painting, illustration, banner,
pennant, placard, or temporary sign designed to advertise, identify,
solicit, or convey information. Signs include devices designed to
attract the eye by intermittent or repeated motion and any
permanently installed or situated merchandise, including any banner,
pennant, placard, or temporary sign, with the exception of window
displays. Flags of the United States and the Commonwealth of
Massachusetts are not signs.
Sign, Awning:
A sign that is painted, screen-printed, sewn, or adhered onto the
surface of an awning that identifies a commercial establishment and
is viewed by pedestrians on the opposite side of street.
Sign, Banner:
A tall, narrow, two-sided sign that is attached to and projecting
perpendicularly from the facade of a building that identifies a
commercial establishment and is viewed by pedestrians and
motorists from a distance.
Sign, Blade:
A small, two-sided sign that is attached to and projecting
perpendicularly from the facade of a building that identifies a
commercial establishment and is viewed by pedestrians on the same
side of the street.
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Sign, Canopy:
A sign that is attached above, below, or to the face of an entry
canopy that identifies a commercial establishment and is viewed by
pedestrians on the opposite side of street.
Sign, Roof:
A sign erected on the roof or mounted to the uppermost horizontal
architectural band of a building to identify the name of the building or
primary tenant and is intended to be viewed by pedestrians and
motorists from a distance and serve as an icon for the building.
Sign, Sidewalk:
A portable, two-sided sign that is placed on the sidewalk to identify a
commercial establishment or advertise daily specials or sales and is
viewed at close range by pedestrians on the same side of the street.
Sign, Vertical Blade:
A tall, narrow, two-sided sign that is attached to and projecting
perpendicularly from the facade of a building that identifies a
commercial establishment and is viewed by pedestrians and
motorists from a distance.
Sign, Wall:
A sign attached flat or mounted parallel to the facade of a building
that identifies a commercial establishment and is viewed by
pedestrians on the opposite side of street.
Sign, Mural:
A sign that is directly painted on to the exterior wall of a building or
screen printed, sewn, or adhered onto a canvas-like material that is
mounted flush with the facade of a building that identifies a
commercial establishment and is intended to be viewed by
pedestrians and motorists from a distance.
Sign, Window:
Individual letters, numerals, or a logo applied directly to the inside of
a window or door to identify a commercial establishment and viewed
at close range by pedestrians.
Sign Band:
A wall area of a non-residential building built along the entire width of
a principal or secondary frontage allocated for the placement of a
sign above a shopfront or at the cornice.
Slope:
The ratio of vertical to horizontal distance.
Small Tree:
A woody plant with an expected mature height of thirty (30) feet or
less.
Soil Volume:
An amount of soil provided for a tree, calculated as the horizontal
area of open or covered soil multiplied by three (3) feet of depth.
Step-back:
The recess of an upper story facade a set distance behind the facade
of the story below.
Stoop:
A private frontage wherein the facade is aligned close to the frontage
line with the first story elevated from the sidewalk for privacy and with
an exterior stair and landing at the entrance.
Stallriser:
A section of wall below a storefront display window.
Story:
A habitable level within a building.
Street:
A thoroughfare, avenue, road, highway, boulevard, parkway,
driveway, lane, court or private easement for use by vehicular and
pedestrian traffic and providing access to lots and open spaces.
Street Tree:
A tree planted within the furnishing zone as an element of a
thoroughfare.
Structural Cells:
A subsurface system that supports the weight of sidewalks and other
paved surfaces and is filled with uncompacted soil.
Suspended Pavement:
Pavement slabs spanning supports that allow soil under sidewalks
and other paved surfaces to remain uncompacted.
Terminated Vista:
A location at the axial conclusion of a thoroughfare.
Thoroughfare:
A public or private way for use by vehicular and pedestrian traffic and
providing access to lots and open civic spaces.
Tower:
Any portion of a high-rise building above seventy (70) feet.
Tree Pit:
A three (3) foot deep pit filled with soil for the planting and growth of
a street tree. Tree pits have surface area open to air and water flow.
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Trip Reduction:
Reducing in the number of work-related trips made by single-
occupant vehicles.
Upper Story Setback:
The horizontal distance that a designated portion of a building is set
back from a lot line.
Use, By Right:
The identified principal use of a Building Type requiring only zoning
plan review by the Building Official.
Use, Permitted:
Any use of a Building Type listed as a principal use by right, a home
occupation, an accessory use, and any use approved by special
permit or variance according to this Ordinance.
Use, Temporary:
A use established for a fixed period of time with the intent to
discontinue such use upon expiration of the time period.
Vegetative Landscape:
Organic and inorganic plant or earthen materials such as grass and
other ground covers; shrubs, trees, bushes, shurbs, vines, and other
horticultural materials; and decorative surfacing such as wood chips;
crushed stone, gravel, and shell; mulch; and pea gravel/washed
stone.
6.7.5
Development Review
A.
Authority
1.
The Planning Board is the review authority for all development review in the USOD, including
Special Permits and Design and Site Plan Review, but excluding Variances.
B.
Review Process
1.
Development within the USOD requires a two- (2) stage permitting process. First, a
Coordinated Development Plan Special Permit is required prior to the development review for
any individual lot. Second, Design & Site Plan Review is required for the development of any
individual lot as a building or civic space and for the construction or reconstruction of any
thoroughfare.
2.
Additionally, proposed development on an individual lot may or may not necessitate the need
for a Special Permit required by this Section or a Variance based on the nature of the
proposal.
C.
Coordinated Development Planning
1.
Applicability
a.
A Coordinated Development Plan Special Permit, in accordance with the provisions of
Section 5.8, is required for all prior to the development of any lot.
b.
Development sites must include a minimum of two (2) lots (existing or proposed) and
at least two six hundred and seventy-five thousand (200675,000) square feet of land
area.
2.
Review Process
a.
The following steps are required for a Coordinated Development Special Permit:
i.
Preliminary Review
(a)
Step 1: Pre-Submittal Meeting
(b)
Step 2: Neighborhood Meeting
ii.
Discretionary Review
(a)
Step 3: Public Hearing
3.
Preliminary Review
a.
Pre-Submittal Meeting
i.
Procedure
(a)
Development review applications requiring a Coordinated Development
Special Permit are not considered complete until a pre-submittal
meeting has been held with Planning Staff.
(b)
A pre-submittal meeting must occur at least fourteen (14) days in
advance of the required neighborhood meeting (step 2).
(c)
Applicants or their representatives are required to attend a pre-submittal
meeting.
b.
Neighborhood Meeting
i.
Procedure
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(a)
Development review applications requiring a Coordinated Development
Special Permit are not considered complete until the required
neighborhood meeting has been held.
(b)
Applications for development review must be submitted within one
hundred and eighty (180) days of the neighborhood meeting. If an
application is not submitted in this time frame, the Applicant is required
to hold a new neighborhood meeting.
(c)
A neighborhood meeting must occur at least ten (10) days prior to
submittal of a development review application for a Coordinated
Development Special Permit.
(d)
Neighborhood meetings should be held at a location in close proximity
to the subject property on a weekday evening after 6:00 p.m. or on
weekends at any reasonable time and shall not occur on a local, state,
or national holiday.
(e)
Applicants or their representatives are required to attend a
neighborhood meeting.
(f)
The Applicant is responsible for coordinating a neighborhood meeting in
conjunction with the Ward representative from the Board of Aldermen
and the Staff of the Mayor’s Office of Strategic Planning and Community
Development.
(g)
The format and agenda of the neighborhood meeting is at the discretion
of the applicant, in consultation with the Ward representative from the
Board of Aldermen, and may consist of any or all of the following:
1.
a formal presentation; or
2.
a drop-in, open house style informational session.
(h)
Opportunity must be provided for attendees to ask questions regarding
the development review application.
(i)
Applicants are required to bring all information and materials required by
the Building Official to a neighborhood meeting.
(j)
The Applicant shall submit a report and minutes of the neighborhood
meeting to the Building Official at the time application submittal that
includes, at a minimum, the following:
1.
a list of those persons and organizations contacted about the
meeting, and manner and date of contact;
2.
the date, time, and location of the meeting;
3.
a roster or signature sheet of attendees at the meeting;
4.
copies of all materials provided by the applicant at the meeting;
5.
a summary of issues discussed at the meeting; and
6.
a description of any changes to the proposed development made
as a result of the meeting.
4.
Application Submittal
a.
Notwithstanding the ownership of any portion of a DEVELOPMENT SITE, the Somerville
Redevelopment Authority may serve as co-applicant for any parcels subject to
disposition pursuant to the UNION SQUARE REVITALIZATION PLAN and the provisions of
760 CMR 12.05.
b.
Applications for The following Special Permits offered required elsewhere in this
Section may be submitted simultaneously requested as part of a Coordinated
Development Plan Special Permit application (see §6.7.4.3).:
i.
The siting and orientation of Civic Spaces (§
ii.
The size of a proposed Dog Park (§
iii.
Residential principal uses (§
iv.
The maximum number of off-street parking spaces (§6.7.13.1)
v.
The maximum number of ‘reserved’ off-street parking spaces (§6.7.13.3.b.i)
c.
Plans submitted as part of any Coordinated Development Plan Special Permit
application may illustrate hypothetical lots that demonstrate consistency to the Lot
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Dimension standards for each Building Type without the need for a final plat plan
certified and recorded with the Registry of Deeds or Land Court.
5.
Information Required
a.
Plans submitted as part of any Coordinated Development Plan Special Permit
application may identify lots for building sites and civic spaces with boundaries that are
not officially recorded with the Registry of Deeds or Land Court as follows:
i.
The hypothetical lots must demonstrate consistency to the Lot standards of this
Section.
6.
Review Criteria
a.
In its discretion to approve or deny a Coordinated Development Special Permit, the
Planning Board shall consider the following:
i.
compliance with the submittal requirements and review considerations of §5.8
Coordinated Development Special Permit;
ii.
consistency with the 2012 Union Square Revitalization Plan and the 2016
Union Square Neighborhood Plan, as amended;
b.
The Planning Board may not approve a Coordinated Development Special Permit prior
to the execution of agreement(s) between the applicant and the City of Somerville that
address contributions to infrastructure, the Green Line Extension, and other
community benefits.
7.
Subsequent Development Review
a.
Following the approval of a Coordinated Development Plan Special Permit, applicants
may proceed with the development review required for individual lots.
D.
Individual Lots, Civic Spaces, and Buildings
1.
Applicability
a.
Design and Site Plan Review, in accordance with the provisions of Section 5.4, is
required for the development of any lot as a building or civic space.
b.
Proposed development on an individual lot may or may not necessitate the need for a
Special Permit required by this Section or a Variance based on the nature of the
proposal.
2.
Review Process
a.
The following steps are required for Design & Site Plan Review:
i.
Preliminary Review
(a)
Step 1: Pre-Submittal Meeting
(b)
Step 2: Neighborhood Meeting
(c)
Step 3: Design Review Meeting
(d)
Step 4: Neighborhood Meeting
ii.
Administrative Review
(a)
Step 5: Public Hearing
3.
Consistency
a.
Development of individual sites lots as buildings or civic spaces within the USOD must
comply with the approved Coordinated Development Plan Special Permit and any
previously approved Special Permits, as applicable.
4.
Preliminary Review
a.
Pre-Submittal Meeting
i.
Procedure
(a)
Applications for development review are not considered complete until a
pre-submittal meeting has been held with Planning Staff.
(b)
A pre-submittal meeting must occur at least five (5) days in advance of
the required neighborhood meeting (step 2).
(c)
Applicants or their representatives are required to attend a pre-submittal
meeting.
b.
Neighborhood Meetings A neighborhood meeting is required for all development within
the USOD prior to formal submittal of an application for Design & Site Plan Approval.
i.
Required Procedure
15
(a)
Applications for development review that require a neighborhood
meeting are not considered complete until such all required
neighborhood meetings has have been held.
(b)
Applications for development review must be submitted within one
hundred and eighty (180) days of the neighborhood meeting. If an
application is not submitted in this time frame, the Applicant is required
to hold a new neighborhood meeting.
(c)
A neighborhood meeting must occur at least ten (10) days prior to
formal submittal of an application for design & site plan approval in
advance of the required design review meeting (step 3) and ten (10)
days prior to submittal of an application for development review (step 5).
(d)
Neighborhood meetings should be held at a location in close proximity
to the subject property on a weekday evening after 6:00 p.m. or on
weekends at any reasonable time and shall not occur on a local, state,
or national holiday.
(e)
Applicants or their representatives are required to attend a
neighborhood meeting.
(f)
The Applicant is responsible for coordinating a neighborhood meeting in
conjunction with the Ward representative from the Board of Aldermen
and the Staff of the Mayor’s Office of Strategic Planning and Community
Development.
(g)
The format and agenda of the neighborhood meeting is at the discretion
of the Applicant, in consultation with the Ward representative from the
Board of Aldermen, and may consist of any or all of the following:
1.
a formal presentation; or
2.
a drop-in, open house style informational session.
(h)
Opportunity must be provided for attendees to ask questions regarding
the development review application.
(i)
Applicants are required to bring all information and materials required by
the Building Official to a neighborhood meeting.
(j)
The Applicant shall submit a report and minutes of the neighborhood
meeting to the Building Official at the time of application submittal as
required information for a Design & Site Plan Review application that
includes, at a minimum, the following:
1.
a list of those persons and organizations contacted about the
meeting, and manner and date of contact;
2.
the date, time, and location of the meeting;
3.
a roster or signature sheet of attendees at the meeting;
4.
copies of all materials provided by the applicant at the meeting;
5.
a summary of issues discussed at the meeting; and
6.
a description of any changes to the proposed development made
as a result of the meeting.
c.
Design Review Review by the Design Review Committee is required for all
development within the USOD prior to formal submittal of an application for Design &
Site Plan Approval.
i.
Review Procedure
(a)
A design review meeting must occur at least ten (10) days prior to
formal submittal of an application for development review in advance of
the required neighborhood meeting (step 4).
(b)
Applicants or their representatives are required to attend a design
review meeting.
(c)
Applicants are required to bring all information and materials required by
the Building Official to a design review meeting.
(d)
The Design Review Committee shall issue a written recommendation to
the Planning Board and the Applicant within forty-five (45) days of the
design review meeting. Subsequent development review steps are
16
prohibited until the Design Review Committee has issued its
recommendation.
(e)
The Applicant shall submit a report and minutes of the design review
meeting to the Building Official at the time of application submittal as
required information for a Design & Site Plan Review application that
includes, at a minimum, the following:
1.
the date, time, and location of the meeting;
2.
a roster of members of the Urban Design Commission Design
Review Committee in attendance at the meeting;
3.
copies of all materials provided by the applicant at the meeting;
4.
a summary of issues discussed at the meeting; and
5.
a description of any changes to the proposed development made
as a result of the meeting.
ii.
Review Criteria
(a)
The Design Review Committee’s written recommendation to the
Planning Board shall including, at minimum, the following:
1.
Identification of each applicable design guideline of this
Ordinance that has been achieved to the satisfaction of the
DRC, as voted by a majority of members present.
2.
Any modifications necessary to remedy outstanding design
issues related to guidelines that have not been achieved to the
satisfaction of the DRC, as voted by a majority of members
present.
iii.
Review Considerations
(a)
In providing design guidance to applicants addition to addressing the
design guidelines of this Ordinance, the Design Review Committee shall
provide recommendations for in consideration of, but not limited to, the
following:
1.
Buildings
a) The optimal location and functionality of all building
entrances.
b) The prioritization of ground floor space for commercial uses
rather than lobbies to upper story uses.
c)
The continuity of the street wall and spatial definition of the
public realm by the building facade in relationship to
neighboring buildings.
d) The architectural techniques used to comply with the
provisions of §6.7.10.F Facade Design.
e) The proportional relationships between the architectural
elements of a facade and their use in the development of
the facade’s composition and details.
f)
The design and composition of the elements of a
storefront.
g) The location, alignment, and massing techniques of high-
rise elements to mitigate shadow impacts cast on nearby
sites or on-site activities, reduce impacts on view corridors,
and increase the actual or perceived separation distance
between towers.
h) The visibility and integration of mechanical and utility
equipment into the architectural design of the building.
i)
The quality and durability of building materials.
j)
The local microclimate including pedestrian level winds,
weather protection, air quality, the reflection of sunlight,
and the casting of shadows.
2.
Civic Spaces
17
a) The appropriateness of the proposed civic space type
design for the site, with specific regard solar orientation,
integration with nearby buildings, and type and use of other
nearby civic spaces.
b) The design guidelines specific to each civic space type.
c)
The maximization of the actual utility of a civic space for its
intended use through landscape design and
accommodation of pedestrian desire lines.
d) The appropriateness of irrigation and drainage systems to
effectively reduce water use, minimize or eliminate storm
water runoff into the sewer or storm system, address
unique site conditions, and meet the specific needs of the
type of civic space.
5.
Administrative Review
a.
Design and Site Plan Review
i.
The development or redevelopment of civic spaces, thoroughfares, and LOTS
and/or buildings requires approval of a DESIGN AND SITE PLAN in accordance with
the provisions of §5.4 Design and Site Plan Approval.
ii.
Submittal
(a)
Development review applications that necessitate the need for Special
Permits offered elsewhere in required by this Section may be submitted
reviewed simultaneously as part of a Design & Site Plan application
(see §6.7.4.3).
(b)
Plans submitted as part of any Design & Site Plan Approval application
may illustrate hypothetical lots that demonstrate consistency to the Lot
Dimension standards for each Building Type without the need for a final
plat plan certified and recorded with the Registry of Deeds or Land
Court.
iii.
Information Required
(a)
Plans submitted as part of any Design & Site Plan Approval application
may include a hypothetical plot plan illustrating lot boundaries that are
not officially recorded with the Registry of Deeds or Land Court as
follows:
1.
The hypothetical lot illustrated is superimposed upon an official
plot plan certified by a land surveyor.
2.
The hypothetical lot illustrated demonstrates consistency to the
Lot standards of this Section.
(b)
Design & Site Plan applications must be submitted for any hypothetical
lot individually and buildings on either side of an unofficial lot boundary
require development review as separate projects.
(c)
Plans submitted with a hypothetical plot plan are considered individual
lots for the purpose of development review and the unofficial lot lines
are referenced as if they were official lot boundaries where interior
space, excluding parking, is not permitted to cross any hypothetical,
unofficial lot line.
iv.
Review Criteria
(a)
The Planning Board shall approve an application for development
review requiring Design & Site Plan Approval upon verifying that the
submitted plans for the proposed development demonstrates the
following:
1.
compliance with the standards of §5.4 Design & Site Plan
Review;
2.
conformance to the applicable Coordinated Development Special
Permit, the adopted Master Plan of the City of Somerville, the
Union Square Neighborhood Plan, existing policy plans and
18
standards established by the City, or to other plans deemed to be
appropriate by the Planning Board; and
3.
conformance with the provisions of this Ordinance.
v.
Procedure
(a)
When reviewing a Design and Site Plan for civic spaces, the Planning
Board may solicit comments and/ or recommendations from the Design
Review Committee (DRC) in consideration of, but not limited to, the
following:
1.
how solar orientation, pedestrian desire lines, landscape design,
integration with nearby buildings; and the relationship of the civic
space to others nearby contributes toward maximization of the
actual utility of a civic space for its intended use.
(b)
When reviewing a Design & Site Plan for lots or buildings, the Planning
Board may solicit comments and/ or recommendations from the Design
Review Committee (DRC) in consideration of, but not limited to, the
following:
1.
site planning, buildings placement, building bulk, floor plans,
exterior design, construction materials, green building
techniques, landscaping, entrance and exit placement, signage;
and,
2.
the local microclimate including pedestrian level winds, weather
protection, air quality, the reflection of sunlight, and the casting of
shadows.
6.
Discretionary Development Review
a.
Special Permits
i.
Submittal
(a)
The following Special Permits applications required elsewhere in this
Section may be submitted simultaneously requested as part of a
Coordinated Development Plan Special Permit application or as part of
a design and site plan application:
1.
The orientation of Civic Spaces (§
2.
The size of a proposed Dog Park (§
3.
Residential principal uses (§
4.
The maximum number of off-street parking spaces (§6.7.13.1)
5.
The maximum number of ‘reserved’ parking spaces
(§6.7.13.3.b.i)
ii.
Review Criteria
(a)
In its discretion to approve or deny any Special Permit offered
elsewhere in this Section, the Planning Board shall consider the
following:
1.
compliance with the submittal requirements and review
considerations of §5.1 Special Permits;
2.
conformance to the applicable COORDINATED DEVELOPMENT PLAN,
the adopted MASTER PLAN of the City of Somerville, the UNION
SQUARE NEIGHBORHOOD PLAN, existing policy plans and standards
established by the City, or to other plans deemed to be
appropriate by the Planning Board; and
3.
consistency with purpose and intent of the USOD and of this
Ordinance in general.; and
4.
considerations indicated elsewhere in this Section for the specific
type of special permit required.
b.
Minor Projects
i.
Per §5.4.4 of this Ordinance, Lot Splits, Lot Mergers, and Lot Line Adjustments
are considered minor projects and are only subject to the minor site plan
approval process established in the Rule and Regulations of the Planning
Board.
19
E.
Thoroughfares
1.
Applicability
a.
Design & Site Plan Review, in accordance with the provisions of Section 5.4, is
required prior to the construction or reconstruction of any thoroughfare.
2.
Consistency
a.
Construction or reconstruction of a thoroughfare within the USOD must comply with
the approved Coordinated Development Special Permit.
3.
Review Process
a.
The following steps are required for Design & Site Plan Approval:
i.
Preliminary Review
(a)
Step 1: Pre-Submittal Meeting
ii.
Administrative Review
(a)
Step 2: Design & Site Plan Approval Public Hearing
4.
Preliminary Review
a.
Pre-Submittal Meeting
i.
Required Procedure
(a)
Applications for development review are not considered complete until a
pre-submittal meeting has been held with Planning Staff.
(b)
A pre-submittal meeting must occur at least ten (10) days prior to
submittal of an application for development review (step 2).
(c)
Applicants or their representatives are required to attend a pre-submittal
meeting.
5.
Administrative Review
a.
Design and Site Plan Approval
i.
Review Criteria
(a)
The Planning Board shall approve an application for development
review requiring Design & Site Plan Approval upon verifying that the
submitted plans for the proposed development demonstrates the
following:
1.
compliance with the standards of §5.4 Design & Site Plan
Review;
2.
conformance to the applicable Coordinated Development Special
Permit, the adopted Master Plan of the City of Somerville, the
Union Square Neighborhood Plan, existing policy plans and
standards established by the City, or to other plans deemed to be
appropriate by the Planning Board; and
3.
conformance with the provisions of this Ordinance.
F.
Minor Projects
1.
Per §5.4.4 of this Ordinance, Lot Splits, Lot Mergers, and Lot Line Adjustments are
considered minor projects and are only subject to the minor site plan approval process
established in the Rule and Regulations of the Planning Board.
6.7.6
Development Planning
A.
Civic Space
1.
At full build-out of development subject to an approved Coordinated Development Special
Permit, at least fifteen percent (15%) of the development site must be designed as two (2) or
more civic spaces of differing types, sizes, and locations.
B.
Commercial Build Out
1.
At full build-out of development subject to a an approved Coordinated Development plan
Special Permit, no less than sixty percent (60%) and at least three hundred and seventy-five
thousand (375,000) square feet of the total gross floor area (excluding motor vehicle and
bicycle parking) must be dedicated to commercial uses.
2.
At full build-out of development subject to a an approved Coordinated Development plan
Special Permit, not more than ten percent (10%) of the total gross floor area within the
20
coordinated development plan may be dedicated to principal uses within the Retail use
category.
3.
At full build out of development subject to a an approved Coordinated Development plan
Special Permit, at least 375 square feet of commercial space must be provided for each
dwelling unit.
4.
At full build out of development subject to a an approved Coordinated Development plan
Special Permit, at least five percent (5%) of the total gross floor area dedicated to commercial
uses, excluding motor vehicle and bicycle parking, must be dedicated to principal uses within
the Arts & Creative Enterprise use category.
a.
Floor area dedicated to principal uses within the Arts & Creative Enterprise use
category may be provided according to §6.7.6.E Off Site Compliance.
C.
Residential Build Out
1.
A maximum of one (1) dwelling unit per six hundred and eighty five (685) square feet of land
area of a development site is permitted within the USOD.
D.
Affordable Housing & Linkage
1.
At full build out, development subject to an approved Coordinated Development Special
Permit must provide at least twenty percent (20%) of total dwelling units as affordable
housing.
2.
Except as noted in §6.7.6.C.1 and §6.7.6.D.1, Development subject to a an approved
Coordinated Development Plan Special Permit must comply with the provisions of Article 13:
Inclusionary Housing and Article 15: Linkage, in effect as of the date of the approved
COORDINATED DEVELOPMENT PLAN.
E.
Off-Site Compliance
1.
Within the USOD, the Planning Board may permit off-site compliance of §6.7.5.A.4
(Commercial Space for Arts & Creative Enterprise uses), §6.7.9.A.1.d (Pedestrian Circulation
Space), and Article 13 Inclusionary Housing, in whole or in part, for any Generating Site with
any Receiving Site within the district included as part of a Coordinated Development Special
Permit application.
F.
Grandfathered Compliance
1.
Development that has been granted Building Permit or Certificate of Occupancy in compliance
with an approved Design & Site Plan is compliant with this section (Section 6.7.6), subject to
all conditions attached to the approval.
6.7.7
Sub-Districts
A.
Commercial Core
1.
General
a.
The Commercial Core district is a family of sub districts where the CC zone
classification is followed by a number associated with the permitted building height on
the zoning map.
i.
CC-4 has a maximum building height of 4 stories.
ii.
CC-5 has a maximum building height of 5 stories.
iii.
CC-7 has a maximum building height of 7 stories.
2.
Intent
a.
To accommodate mid-rise commercial and lab buildings at heights appropriate for
each site and a mix of neighborhood- and community-serving commercial uses.
B.
Mid-Rise 4
1.
Intent
a.
To accommodate mid-rise buildings that do not exceed four (4) stories in height and a
mix of uses, including neighborhood serving commercial uses.
C.
Mid-Rise 5
1.
Intent
a.
To accommodate mid-rise buildings that do not exceed five (5) stories in height and a
mix of uses, including neighborhood- and community-serving commercial uses.
D.
High Rise
1.
Intent
21
a.
To accommodate a mix of Building Types of various heights and a mix of uses,
including neighborhood- and community-serving commercial uses.
6.7.8
Urban Design Standards
A.
Land Division
1.
Development sites must be subdivided with thoroughfares, if necessary, and platted with lots
for either buildings or Civic Spaces.
B.
Lots
1.
All lots must have a lot line abutting a thoroughfare or a civic space.
2.
Lots may be platted to create a corner, interior, or key lot. Flag lots and through lots are
prohibited.
3.
To avoid highly irregular lot shapes, lots must be platted to be generally rectilinear, where the
side lot lines are within forty-five (45) degrees of perpendicular to the front lot line or to the
tangent of a curved front lot line, and generally straight throughout their length.
C.
The Planning Board shall establish standards for the development of streets and other thoroughfares
within the USOD, including, but not limited to standards for motor vehicle travel lanes, parking lanes,
sidewalks, street tree plantings, and sidewalk extensions.
D.
Alleys
1.
Alleys must be engineered and constructed as required by the City Engineer and the Director
of Transportation & Infrastructure.
2.
Alleys must be twenty (20) feet wide in total right of way, with two (2), ten (10) foot wide travel
lanes.
E.
Mid-Block Passages
1.
A Mid-block passage is required for any Block Face that is four hundred (400) feet or greater
in length.
2.
Mid-Block passages must connect the sidewalk of one thoroughfare to another on opposite
sides of a Block.
3.
Mid-block passages may be designed as an open-air passage between buildings, a covered
atrium providing continuous protection from the elements, or as an up to two-story passage
through a building.
4.
Mid-block passages must be at least twenty (20) feet in width, with a minimum ten (10) foot
wide paved walkway designed as a continuation of the sidewalks they connect.
5.
Mid-block passages must be lighted with footlights, bollard lights, building lights, or streetlights
to provide for safety and visibility at night.
F.
Pedestrian Streets
1.
Any lot with frontage on Somerville Avenue, Bow Street, Union Square, Prospect Street, or
Washington Street is considered a pedestrian street and subject to the following:
a.
Any lot line abutting a pedestrian street is a primary front lot line.
b.
Vehicular access to parking lots, structured parking structures, loading facilities, and
service areas for lots abutting a pedestrian street must be from an Alley or side street
and may not be from one of the following streets: Somerville Avenue, Bow Street,
Union Square, Prospect Street, or Washington Street.
c.
Curb cuts and driveways are prohibited for all lot lines abutting a pedestrian street.
d.
Development on any lot abutting a pedestrian street where the sidewalk is less than
twelve (12) feet in width must be setback an additional distance to accommodate
expansion of the abutting sidewalk to a width of at least twelve (12) feet, excluding
existing buildings incorporated into new development.
i.
The minimum and maximum front setback for each Building Type is adjusted
accordingly.
ii.
Expanded sidewalks must be rebuilt according to §6.7.8.B.5 Sidewalks and
paved to match the existing walkway material of abutting sidewalks.
e.
The use of ground story commercial spaces, excluding lobbies and other the means of
egress to upper story uses, must be from the following principal use categories:
i.
Arts & Creative Enterprise
ii.
Eating & Drinking Establishment
iii.
Retail
22
iv.
Civic & Institutional
f.
Non Auto-Oriented uses subject to relocation assistance in accordance with the Union
Square Revitalization Plan are exempt from the use restriction for ground story
commercial spaces, but are not considered grandfathered lawfully nonconforming
uses upon abandonment of the relocated use.
6.7.9
Civic Space
A.
Development Review
1.
The development of any Civic Space requires design and site plan review in accordance with
§6.7.4.B.2.a.
B.
General to All Civic Space Types
1.
Size
a.
Civic Spaces must be sized according to Table 6.7.8.
2.
Siting and Orientation
a.
Civic spaces must be located sited and oriented to maximize their inherent exposure
to the sun as follows:
i.
Civic spaces are prohibited on lots that have only one north-facing front lot line.
ii.
Civic spaces are not permitted to have only one west-facing or east-facing front
lot line for any lot that also has a south-facing front lot line.
b.
Civic spaces may be located sited and oriented without an ideal exposure to the sun
by Special Permit.
i.
In its discretion to approve or deny a Special Permit authorizing a civic space
without an ideal exposure to the sun, the Planning Board may approve the
Special Permit application only upon finding consider the following:
(a)
The review considerations for all Special Permits as specified in Section
5.1 Special Permits;
(b)
That the proposed location is an ideal site for a civic space despite its
orientation and was the only available option to provide one of the
permitted civic space types.
(c)
That Balancing the desire for quality siting and orientation of the
proposed civic spaces is the only means to achieve against the other
objectives of the adopted comprehensive Master Plan of the City of
Somerville and other existing policy plans and standards established by
the City.
(d)
That neighboring buildings of the directly abutting lots do not cast
shadows that adversely limit ground level access to sunlight.
3.
Construction
a.
Civic Spaces must be engineered and constructed as required by the City Engineer
and the Director of Transportation & Infrastructure.
4.
Accessibility
a.
The design of all Civic Space must comply with the Americans with Disabilities Act and
the Rules and Regulations of the Massachusetts Access Board (521 CMR), as
amended.
b.
Sloping walkways are encouraged over ramps when reasonably possible to provide for
accessible grade changes.
5.
Hours of Access
a.
Civic spaces must be accessible to the public at all times, except in circumstances
where the Planning Board has authorized a nighttime closing necessary for public
safety and maintenance by the property owner.
6.
Circulation
a.
Entrances must be physically and visually accessible from surrounding sites, designed
to make visitors feel welcome and comfortable entering the space, and oriented to
preserve view corridors and enhance visual connections to surrounding properties or
activities.
b.
Entrances to children’s activity areas must be gated.
7.
Landscape
23
a.
Landscaping must be provided according to Table 6.7.8.
b.
Large trees are required as indicated for each type of civic space.
c.
When planted, trees must be a minimum height of ten (10) feet and/or two (2) inches
in caliper and planted flush-to-grade or at grade within planting beds with no raised
curbs or railings.
d.
Trees must be spaced between thirty-five (35) and forty-five (45) feet on center,
depending on species or cultivar of tree.
e.
At least one thousand (1,000) cubic feet of uncompacted soil volume must be provided
for each tree within a twenty-seven (27) foot radius of the tree trunk.
i.
Where soil volumes within the maximum allowable radii for nearby trees
overlap, up to twenty-five percent (25%) of the required soil volume per tree
may be shared between trees.
ii.
Soil volume under paved surfaces must be provided through suspended
pavements or structural cells. Sand-based structural soil system (SBSS) may
be used with approval of the Director of Transportation & Infrastructure.
f.
Tree pits and planters must have a minimum thirty-six (36) sq. ft. (such as 6’x6’) open
soil area, centered at the tree trunk. Planting soil must be provided to a depth of three
(3) feet in the tree pit or planter.
g.
Shredded bark mulch must be applied to the soil area at a uniform depth of three (3)
inches and distributed to create a smooth, level cover over the exposed soil at the time
of planting.
8.
Hardscape
a.
Surface materials must be approved by the Director of Transportation & Infrastructure.
9.
Amenities and Furnishings
a.
Furnishing must be provided according to Table 6.7.8.
b.
All amenities and public furniture must comply with the City of Somerville’s Park
Specifications Handbook. The Director of Transportation & Infrastructure may
authorize the use of amenities and furnishings that are proportional or better in quality
and function to those identified in the Park Specifications Handbook, excluding
dedication plaques and signage.
c.
Seating
i.
Seating is required as indicated for each type of Civic Space. The provision of
seating in excess of this requirement is encouraged.
ii.
Seating must be designed for the convenience and comfort of visitors, located
in support of gathering spaces and along pedestrian paths, but should be out of
the flow of pedestrian traffic.
iii.
When required to provide seating, civic spaces should offer a variety of seating
types and seating locations including places to sit in the sun, in the shade, out
of the wind, in groups, alone, close to activity, and in relative seclusion to every
extent possible.
iv.
Linear feet of seating may be provided through movable chairs, fixed individual
seats, fixed benches with and without backs, and design feature seating such
as seat walls, planter and fountain ledges, and seating steps.
v.
Seat walls, planter and fountain ledges, and/or seating steps shall not, in
aggregate, represent more than fifteen (15) percent of the linear feet of
required seating.
vi.
All seating must have a minimum seat depth of eighteen (18) inches and a seat
height between sixteen (16) and twenty (20) inches above grade (nearby
walking surfaces). Seating steps may have a height up to thirty (30) inches and
seating walls may have a height up to twenty-four (24) inches.
vii.
Seating thirty-six (36) inches or more in depth is counted as double the linear
feet, provided there is access to both sides.
viii.
Planter or fountain ledges provided as seating must have a minimum depth of
twenty-two (22) inches.
ix.
Seat backs must be a minimum of fourteen (14) inches high and either
contoured in form for comfort or reclined between ten (10) to fifteen (15)
24
degrees from vertical. Walls located Adjacent to a seating surface do not count
as seat backs.
x.
Movable chairs, excluding chairs for outdoor cafes, may be counted as two (2)
feet of linear seating per chair. All moveable chairs must have seat backs and a
maximum seat depth of twenty (20) inches.
xi.
Movable chairs are not permitted to be chained, fixed, or otherwise secured
while a civic space is open to the public, however may be chained or removed
during the hours of 9:00pm to 7:00am.
xii.
Steps provided for pedestrian circulation and the seating of open air café areas
do not count toward seating requirements.
xiii.
Deterrents to seating, such as spikes, rails, or deliberately uncomfortable
materials or shapes, placed on surfaces that would otherwise be suitable for
seating are prohibited.
xiv.
Deterrents to skateboards, rollerblades and other wheeled devices are
permitted on seating surfaces if they do not inhibit seating, maintain a minimum
distance of five feet between deterrents, and are integrated into the seating
surface at the time of manufacture or construction.
d.
Tables
i.
All civic spaces requiring tables must include a minimum of one handicapped
accessible table.
e.
Bicycle Parking
i.
Bicycle parking must be provided as required by the Planning Board base on
the recommendations of the Director of Transportation & Infrastructure.
ii.
Bicycle parking is subject to Short Term Bicycle Parking provisions of this
Section.
f.
Signage
i.
Permanent signage must be provided as appropriate for each type of civic
space.
ii.
Directional, educational, informational, and geographic signage should be
located at significant locations (such as entrances), in conjunction with
amenities, or places where circulation paths cross.
g.
Litter Receptacles
i.
Litter receptacles must be designed in such a manner that users do not have to
touch the receptacle or push open a door in order to dispose of litter.
ii.
Litter receptacles must be constructed of durable materials that are graffiti-,
fire-, rust, and stain-resistant.
iii.
Litter receptacles must include a metal barrier to prevent rodents from entering
from the bottom.
iv.
Litter receptacles should be located near entrances to civic spaces and within
reasonable proximity to seating areas.
v.
Recycling receptacles are required in conjunction with litter receptacles.
10.
Lighting
a.
Lighting that promotes personal safety and invites pedestrian activity while adding
visual ambiance and character to civic spaces at night must be provided.
b.
Lighting fixtures should be smaller-scale, frequently placed, and scaled to pedestrians.
Fixture components (base, pole, luminaries) should have stylistic compatibility, while
varying in form according to functional requirements. The indiscriminate use of bright
lighting should be limited.
11.
Irrigation & Drainage
a.
All irrigation systems must be designed to use a minimal amount of water for irrigation.
b.
Drainage systems should be designed to reduce or eliminate the amount or rate of
storm water runoff directed into the sewer or storm system.
c.
All water holding and infiltration facilities must be designed to meet the specific needs
of each type of civic space and properly address site conditions.
12.
Structures
25
a.
Structures common to civic spaces, including but not limited to, restrooms, open-air
pavilions, gazebos, picnic shelters, outdoor theaters/ performance stages, field
houses, kiosks and their substantial equivalents are permitted.
13.
Outdoor Cafes & Commercial Sales
a.
Outdoor cafes and retail sales within Civic Spaces may be approved are only
permitted by Special Permit.
i.
In its discretion to approve or deny outdoor cafes and retail sales within a Civic
Space, the Planning Board shall consider the following:
(a)
The review considerations for all Special Permits as specified in Section
5.1 Special Permits;
(b)
The percentage of the civic space proposed to be occupied by the
outdoor café or retail sales and the viability of the remaining area to
properly function as the intended type of civic space.
(c)
Recommendations provided by the Design Review Committee for the
original Design & Site Plan application for the civic space.
Table 6.7.8 Civic Space Standards
Neighborhood
Park
Plaza
Green
Pocket
Park/Plaza
Terraced
Steps
Playground
Dog Park
Lot Size (min)
8,000 sf.
8,000 sf.
6,000 sf.
800 sf.
-
2,500 sf.
10,000 sf.
Lot Size (max)
2 acres
2 acres
1 acre
10,000 sf.
10,000 sf.
25,000 sf.
-
Seating (min)
n/a
1 linear foot /
30 sf.
1 linear foot /
250 sf.
1 linear foot /
50 sf.
1 linear foot /
50 sf.
1 linear foot /
300 sq. ft.
1 linear foot /
275 750 sf.
Tables (min)
n/a
1 per every 4
movable
chairs
(if provided)
n/a
1 per every 3
movable
chairs
(if provided)
n/a
n/a
n/a
Number of
Large Trees
(min)
1 / 350
1,225 sf.
16 4 trees + 4
caliper inches
of additional
trees /
1,000 sf.
1 / 750 400 sf.
1 / 200 400 sf.
1 / 200 sf.
n/a
1 / 500 750 sf.
1 / 30 ft.
of front lot line
Pervious Area
(min)
85%
70%
85%
70%
-
85%
100%
Vegetative
Landscape
(min)
50%
10%
70%
30%
50%
30%
10%
C.
Specific to Each Civic Space Type
1.
Neighborhood Park
a.
General
i.
A neighborhood park is a civic space designed for active and passive
recreation with features and facilities that support the immediate neighborhood.
Examples include: Perry Park, Albion Street Park, and Walnut Street Park
b.
Development Standards
i.
A Neighborhood Park must provide varied spaces that accommodate a wide
range of ages, physical abilities and programming.
ii.
A Neighborhood Park must have multiple entrance points to encourage access
from the surrounding neighborhood and from public transportation routes.
iii.
Trees must be planted to provide shade during summer months, especially in
seating areas and playgrounds.
iv.
A minimum of one (1) combination compactable litter/recycling receptacle is
required for every ten thousand (10,000) square feet of area.
c.
Design Guidelines
i.
Connectivity to the surrounding environment in a Neighborhood Park is vital.
Sidewalks, bike paths, crosswalks and connections to larger transportation
systems should be established and clear.
26
ii.
Wherever possible, spaced should be multi-use and flexible to accommodate
as many different uses as possible.
iii.
Spaces in a Neighborhood Park should reflect the desires of the surrounding
residents and provide programming that is relevant to that neighborhood’s
demographic and user groups.
iv.
Varied play environments that foster the development of children’s cognitive,
physical and social development are encouraged.
v.
Water features and changes in topography are encouraged.
vi.
Amenities and furnishings may include, but are not limited to: seating, drinking
fountains, tables, chairs and benches, moveable tables and chairs, litter
receptacles, etc. Signage should be placed at entrances or other points where
people gather.
vii.
Fencing and vegetation should preserve privacy for Abutting yards while
providing resident visibility into the park.
viii.
In addition to active physical recreation, Neighborhood Parks should provide
opportunities for public art, performance space and community engagement in
artistic and cultural expression. Public art and performances should reflect the
neighborhood and preserve a sense of neighborhood identity.
ix.
A neighborhood park should offer a variety of seating types and seating
locations, including places to sit in the sun, in the shade, out of the wind, in
groups, alone, close to activity, and in relative seclusion to every extent
possible.
2.
Plaza
a.
General
i.
A plaza is a civic space type designed for passive recreation, civic purposes,
and commercial activities, with landscape consisting primarily of hardscape.
Plazas are generally located in areas of high pedestrian activity. Examples
include: Statue Park Plaza and Union Square Plaza
b.
Development Standards
i.
Plazas must be generally rectilinear in shape (e.g. rectangular or square) with a
minimum average width and depth of forty (40) feet.
ii.
The depth of a plaza is not permitted to be less than one third of the width,
measured perpendicularly from the Abutting sidewalk.
iii.
At least seventy five percent (75%) of a plaza must be completely visible when
viewed perpendicularly from the sidewalk of the Abutting thoroughfare.
iv.
Plazas must be open to the sky and unobstructed for at least fifty percent
(50%) of the area of a plaza except for the following features, equipment and
appurtenances: bicycle racks; lighting; litter receptacles; planters, planting
beds, lawns, trees, and other landscape features; outdoor cafes and kiosks;
public art; seating, including movable chairs, fixed individual seats, fixed
benches, seat walls, planter and fountain ledges, and/or seating steps; stages;
temporary exhibitions; and water features.
(a)
Trees planted flush-to-grade and lawn, turf, or grass areas that do not
differ in elevation from the surface of the plaza by more than six (6)
inches are not considered obstructions.
(b)
Obstructions that are non-permanent or moveable, such as moveable
furniture, outdoor cafes, or temporary exhibitions are considered within
gross areas designated on a site plan and not measured as individual
pieces of furniture.
(c)
Approved building awnings, canopies, and signs are exempt.
v.
The first fifteen (15) feet of a plaza measured perpendicularly from any front lot
line is considered the frontage area of a plaza. At least fifty percent (50%) of
the frontage area must be free from obstructions.
vi.
Unobstructed pedestrian circulation paths must connect any Abutting sidewalk
to all plaza and building entrances and major focal points and activity areas of
27
the plaza. At least one circulation path of at least eight (8) feet clear width must
be provided.
vii.
The surface of a plaza must be equal to the average elevation of the Abutting
sidewalks, publicly accessible walkways, or other civic spaces. Minor changes
beyond this elevation not exceeding two (2) feet are permitted. Plazas over ten
thousand (10,000) square feet in area may have up to twenty percent (20%) of
the plaza area elevated up to four (4) feet above the grade of the Abutting
sidewalk, provided that the raised areas is setback from the front lot line at
least twenty (20) feet.
viii.
Paving must be of non-skid, durable materials that are decorative and
compatible in color and pattern with other design features of the plaza.
ix.
Each plaza must provide at least two types of seating.
x.
A minimum of one (1) linear foot of required seating for every two linear feet of
plaza frontage must be located within the frontage area of a plaza. A minimum
of fifty percent (50%) of this seating must have seat backs and at least fifty
percent (50%) of the seating with seat backs must face the sidewalk.
xi.
Steps provided for pedestrian circulation must have a height (rise) between 4 to
6 inches and minimum tread (run) of 17 inches, except that steps with a height
(rise) of 5 inches may have a minimum tread (run) of 15 inches.
xii.
A minimum of one (1) compacting combination litter/recycling receptacle is
required for every five thousand (5,000) square feet of plaza area.
xiii.
Plazas that contain outdoor cafes or kiosks providing food service must provide
one (1) additional litter receptacle and (1) additional recycling receptacle for
every one thousand five-hundred (1,500) square feet of plaza area occupied by
such outdoor eating area.
c.
Design Guidelines
i.
A plaza should contain must contain substantial areas of hardscape
complemented by planting beds or arrangements of trees with open canopies.
ii.
Plantings should contribute to the spatial definition of the space as an outdoor
room.
iii.
Benches and seating ledges or walls should be designed for the convenience
and comfort of visitors, located in support of gathering spaces and along
pedestrian circulation paths, but should be out of the flow of pedestrian traffic.
iv.
The perimeter of a plaza should be well integrated into its surroundings and
free from fences, hedges, and other barriers that would impede movement into
the space and obscure visibility from adjacent streets or building frontages.
3.
Green
a.
General
i.
A green is a civic space type designed for passive recreation with landscape
consisting primarily of green space with lawns, planting beds, paths, and trees.
Examples include: Winthrop Square.
b.
Development Standards
i.
A green must Abut at least one public thoroughfare and one private lot.
ii.
The first fifteen (15) feet of a Green measured perpendicularly from any front
lot line is considered the frontage area. A minimum of one (1) linear foot of
required seating for every twenty (20) linear feet of street frontage must be
located within the frontage area.
iii.
A minimum of one (1) compacting combination litter/recycling receptacle is
required for every ten thousand (10,000) square feet of area.
c.
Design Guidelines
i.
Large trees should provide shade for most of the area of the green.
ii.
Plantings should contribute to the spatial definition of the space as an outdoor
room.
iii.
Open areas intended for passive use should be primarily planted with grass.
28
iv.
Benches and seating ledges or walls should be designed for the convenience
and comfort of visitors, located in support of gathering spaces and along
pedestrian circulation paths, but should be out of the flow of pedestrian traffic.
4.
Pocket Park/Plaza
a.
General
i.
A Pocket Park/Plaza is a civic space type designed for passive recreation
consisting of paving, vegetation, and a place to sit outdoors. Examples include:
Quincy Street Park, Stone Place Park, Bay Village Neighborhood Park, and
Temple Street Park.
b.
Development Standards
i.
Pocket Parks/Plazas must be open to the sky and unobstructed for at least fifty
percent (50%) of the area of a Pocket Park/Plaza except for the following
features, equipment, and appurtenances: bicycle racks; lighting; litter
receptacles; planters, planting beds, lawns, trees, and other landscape
features; outdoor cafes and kiosks; public art; seating, including movable
chairs, fixed individual seats, fixed benches, seat walls, planter and fountain
ledges, and/or seating steps; stages; temporary exhibitions; and water
features.
(a)
Trees planted flush-to-grade and lawn, turf, or grass areas that do not
differ in elevation from the surface of the plaza by more than six (6)
inches are not considered obstructions.
(b)
Obstructions that are non-permanent or moveable, such as moveable
furniture, outdoor cafes, or temporary exhibitions are considered within
gross areas designated on a site plan and not measured as individual
pieces of furniture.
(c)
Approved building awnings, canopies, and signs are exempt.
ii.
The surface of a Pocket Park/Plaza must be equal to the average elevation of
the Abutting sidewalk, publicly accessible walkways, or other civic spaces.
Minor changes in elevation not exceeding two (2) feet are permitted.
iii.
Paving must be of non-skid, durable materials that are decorative and
compatible in color and pattern with other design features of the Pocket
Park/Plaza.
iv.
A minimum of one (1) compacting combination litter/recycling receptacle is
required for every five thousand (5,000) square feet of Pocket Park/Plaza area.
c.
Design Guidelines
i.
A Pocket Park/Plaza should contain areas of hardscape complemented by
planting beds or arrangements of trees with open, spreading canopies.
ii.
Plantings should contribute to the spatial definition of the space as an outdoor
room.
iii.
Benches and seating ledges or walls should be designed for the convenience
and comfort of visitors, located in support of gathering spaces and along
pedestrian circulation paths, but should be out of the flow of pedestrian traffic.
iv.
Entrances should be well designed to make visitors feel welcome and
comfortable entering the space.
5.
Terraced Steps
a.
General
i.
Terraced steps are a civic space type designed for passive recreation and to
egress from differing elevations consisting of a series of successively receding
flat surfaces or platforms, which resemble deep steps.
ii.
Development Standards
(a)
Terraced steps are only permitted in locations with changes in elevation.
(b)
Terraced steps must include a series of deep terraces that can be
occupied for passive seating by individuals or groups and at least one
set of circulation stairs that provide egress from the higher elevation to
the lower elevation.
iii.
Design Guidelines
29
(a)
Terraces should be primarily planted with grass and large trees that
provide shade to the planted areas of the terraces.
(b)
Seating should be provided primarily as seat walls or benches
incorporated into each terrace.
6.
Playground
a.
General
i.
A playground is a civic space type primarily designed as a play area for
children. Playgrounds may be freestanding or incorporated as a subordinate
feature of a regional park, community park, neighborhood park, or public
common. Examples include: Walnut Street Playground, Grimmons Park, and
Chuckie Harris Park
b.
Development Standards
i.
Design and construction of a playground must comply with the US Consumer
Product Safety Commission’s Public Playground Safety Handbook.
ii.
Only commercial grade play equipment certified by the manufacturer is
permitted.
iii.
Playground must include seating intended for parents and litter receptacles.
iv.
Playground surfacing must be composed of a shock-absorbing surface with a
maximum 2% slope except where intentionally mounded for play activities. The
material must meet all federal, state and local regulations.
v.
Wooden play structures are prohibited.
c.
Design Guidelines
i.
Playgrounds should be designed to engage children and adolescents in
developing their physical and social skills in a stimulating and safe
environment.
ii.
Playgrounds should include equipment for two at least age groups: play
equipment intended for children ages one (1) to five (5), play equipment
intended for children ages six (6) to ten (10), and play equipment for
adolescents up to eighteen (18) years in age.
iii.
Playgrounds should be designed to meet the widest range in needs of children
of different ages and abilities to every extend possible.
iv.
Parks that have playground equipment, sports fields, and spray pads should be
accessible to all children up to eighteen (18) years in age.
v.
Natural play areas constructed of boulders, logs and land forms and
playground equipment made from 100% recycled plastic or steel is
recommended.
vi.
Steel play structures should be shaded by trees or other shade structures to
decrease their surface temperature in the summer months.
7.
Dog Park
a.
General
i.
A dog park is a civic space type designed for the active recreation of dogs and
their owners. Dog parks may be freestanding or incorporated as a subordinate
feature of a neighborhood park. Examples include: Zero New Washington
Community Park, Nunziato Field Off Leash Recreational Area (ORLA)
b.
Development Standards
i.
Dog parks are not permitted directly Abutting playgrounds, recreation fields,
and community gardens.
ii.
A dog park is not permitted to be less than fifteen (15) feet in any dimension.
iii.
Dog parks must be fenced on all sides to a minimum height of 60 inches.
Fence footings must be buried to a depth of one (1) foot and fence panels must
be buried to a depth of six (6) inches at all locations except at entrances/exits.
iv.
Dog parks must have two entrances/exits.
v.
Entrances/exits must have a safety gate, with an outer and inner gate on either
side of a minimum sixteen (16) square-foot “vestibule” area. This “vestibule”
area serves as a buffer between the entrance and the rest of the park.
30
vi.
One (1) litter receptacle and one (1) dog valet must be provided near each
entrance/exit.
vii.
A sub-base of crushed gravel or equivalent that will compact to a dense,
graded permeable subsurface must be provided.
viii.
Requires trees must be planted along the perimeter of a dog park, outside of
the fence.
ix.
Ground cover must be decomposed (crushed) granite or similar material that is
non water-absorbing and devoid of organic material.
x.
Planting beds must be included along the outside of the perimeter fence to help
screen the dog park and reduce potential runoff.
xi.
Dog parks must include a watering area with a standard hose-bib.
xii.
Each dog park must have a permanent sign, stating the hours of operation,
rules, and regulations for the dog park.
c.
Design Guidelines
i.
Separated play areas for small dogs and large dogs are recommended.
d.
Development Review
i.
The size of a dog park may be reduced by Special Permit.
(a)
In its discretion to approve or deny a special permit authorizing a dog
park under ten thousand (10,000) square feet in size, the Planning
Board shall consider the following:
1.
The review considerations for all Special Permits as specified in
Section 5.1 Special Permits
2.
Proximity to existing nearby properties in residential use.
3.
Proximity of the proposed dog park to larger existing dog parks
that might provide more running/activity space for dogs.
4.
The necessity to limit use of the dog park due to the decreased
size.
5.
The design quality of the proposed dog park in relation to the
decreased size.
6.
The provision of adequate space for the recreation of dogs.
Any lot line abutting a pedestrian street is a primary front lot line
6.7.10
Building Standards Types
A.
General for All Buildings
1.
Lot Standards
a.
Number of Buildings
i.
One (1) principal Building Type may be built on each lot.
b.
Lot Lines
i.
The front lot line of any INTERIOR LOT or KEY LOT is a primary FRONT LOT LINE.
ii.
For CORNER LOTS, the primary FRONT LOT LINE is designated as follows:
(a)
Any front lot line abutting a Block Face designated in Section 6.7.6.B.1
pedestrian street is a primary FRONT LOT LINE. See §6.7.8.F.
(b)
For all other CORNER LOTS, the primary FRONT LOT LINE is designated by
the property owner, with all remaining FRONT LOT LINES are designated
as secondary FRONT LOT LINES.
c.
Pedestrian Circulation Space
i.
Pedestrian circulation space is required at ground level as indicated for each
Building Type. Pedestrian circulation space is calculated as a percentage of lot
area.
(a)
When the pedestrian circulation space calculation results in less than six
thousand (6,000) sf of required space, that space may be provided as
one or more of the following:
1.
Increased sidewalk width;
2.
A mid-block passage;
3.
A pocket park civic space type;
4.
Publicly-accessible courtyard with no less than seventy percent
(70%) landscape; or
31
5.
Outdoor recreation facilities.
(b)
Alternatively, when less than six thousand (6,000) square feet of
pedestrian circulation space is required, an in lieu payment may be
made for the required space, in whole or in part. The Planning Board
shall establish a fee schedule based on the recommendations of the
Director of Transportation & Infrastructure in relation to the average cost
to acquire and develop land as a civic space.
(c)
When the pedestrian circulation space calculation results in six
thousand (6,000) or more square feet of required space, that space
must be provided as one or more civic space types. See Section 6.7.9
Civic Space.
(d)
Pedestrian circulation space may be provided according to §6.7.6.D Off
Site Compliance.
2.
Building Placement
a.
Setbacks
i.
All buildings and structures must be located at or behind any required minimum
front, side, or rear setback except as indicated in §6.7.8.A.2.c. Setback
Encroachments, excluding preexisting buildings incorporated into development.
ii.
The facade of a principal building must be built at or in front of any maximum
front setback for each story of a building.
iii.
Buildings and structures are not permitted to encroach upon any easement or
the right-of-way of any public thoroughfare unless expressly permitted
elsewhere in this ordinance.
b.
Setback Encroachments
i.
Building frontages and components may extend beyond a required front
setback as indicated for each type.
ii.
Cornices, belt courses, sills, buttresses and other architectural features may
encroach up to two (2) feet.
iii.
Chimneys and flues may encroach up to four (4) feet, provided that at least two
(2) feet is maintained from the vertical plane of any lot line.
iv.
Building eaves and roof overhangs may encroach up to three (3) feet, provided
that at least two (2) feet is maintained from the vertical plane of any lot line.
v.
Unenclosed fire escapes or emergency egress stairways may encroach up to
four (4) feet into a required side or rear setback, provided that at least two (2)
feet is maintained from the vertical plane of any lot line.
vi.
Mechanical equipment associated with residential uses, such as HVAC units
and security lighting, may encroach into a required side or rear setback,
provided that at least two (2) feet is maintained from the vertical plane of any
lot line.
vii.
Terraces, uncovered and unenclosed patios, and/ or structures below and
covered by the ground may fully encroach into a required setback.
viii.
Minor structures accessory to utilities, such as hydrants, manholes,
transformers, and other cabinet structures, may fully encroach into a required
setback.
ix.
Fences and walls, signs, and landscape buffers may encroach as indicated in
6.7.11 Development Standards.
c.
Parking Setbacks
i.
Unless otherwise specified, all off-street parking, including surface and
structured parking, but excluding underground parking, must be located at or
behind any required parking setback.
3.
Height and Massing
a.
Facade Orientation
i.
The facade of a principal building must be built parallel to a front lot line or to
the tangent of a curved front lot line.
b.
Facade Build Out
32
i.
The facade of a building must be built to a width that is a percentage of the
width of a lot, measured at the maximum primary front setback line.
c.
Building Height
i.
Building height is calculated as the total number of stories of a building.
(a)
To calculate the number of stories, each story above the Average
Ground Level of the lot is counted as one (1) story, except that a single
ground story of twenty-five (25) feet or more is counted as two (2)
stories.
(b)
Any story, excluding the ground story, with a mezzanine or loft is
counted as two (2) stories.
(c)
Interstitial space between stories is counted as an additional story if the
space has a walking surface, permanent lighting, a ceiling height of
seven feet six inches (7’6”) or more, or is accessed via a stairwell or
elevator door.
(d)
Basements are counted as one (1) story when five (5) feet or more of an
exterior wall, excluding the rear wall, is exposed above the average
ground level of the lot.
(e)
Where a lot slopes downward from the facade by more than five (5) feet
toward the rear of a building, the basement is not counted as a story.
(f)
For buildings with frontage on two opposite sides of a block, each story
above grade at the frontage with the higher elevation is counted as one
(1) story, except that a single ground story of twenty-five (25) feet or
more is counted as two (2) stories.
d.
Building Height Exceptions
i.
Roof decks; mechanical & stairwell penthouses; roof mounted cellular, radio,
and Internet transmission equipment; vents or exhausts; solar panels or
skylights; flagpoles; belfries, chimneys, cupolas, monuments, parapets, spires,
steeples, and other non-habitable architectural features are permitted on roofs.
e.
Story Height
i.
Story height is measured from the top of the finished floor to the ceiling above.
ii.
Minimum ground story ceiling height applies to the first thirty (30) feet of any
ground story space intended for a commercial tenant, measured inward from
the facade, and for at least 50% of each ground story space in total.
iii.
Upper story ceiling height applies to each upper story in total.
4.
Uses and Features
a.
Facade Composition
i.
Fenestration
(a)
Facades are required to have windows and doors with highly
transparent, low reflectivity glass for a percentage of the total area of a
facade, measured for each story independently, as indicated for each
Building Type. This requirement for may be relaxed for upper stories by
Special Permit.
1.
In its discretion to approve or deny a Special Permit authorizing
the relaxation from the use of highly transparent, low reflectivity
glass, the Planning Board shall make the following findings:
a)
The findings for all Special Permits as specified in Section
5.1 Special Permits.
b)
That the use of higher reflectivity glass does not cause
visual impairment or discomfort due to reflective spot glare
in the public realm and/or solar heat buildup in any nearby
buildings.
c)
That the energy efficiency gains provided by higher
reflectivity glass could not be obtained through other
means.
33
(b)
Fenestration of a ground story facade is measured between two (2) feet
and twelve (12) feet above the Abutting sidewalk.
(c)
Fenestration of an upper story facade is measured from the top of a
finished floor to the top of the finished floor above.
(a)
Fenestration must be provided as indicated for each building type and is
calculated as a percentage of the area of a façade. See Section 6.7.6.C.
1.
Ground story fenestration is measured between two (2) feet and
twelve (12) feet above the Abutting sidewalk.
2.
Upper story fenestration is measured independently for each
story, from the top of a finished floor to the top of the finished
floor above.
(b)
Fenestration enclosed with glazing may be included in the calculation if
it meets the following criteria:
1.
For ground story fenestration, glazing must have a minimum
60% Visible Light Transmittance (VLT) and no more than 15%
Visible Light Reflectance (VLR).
2.
For upper story fenestration, glazing must have must have a
minimum of 40% VLT and no more than 15% VLR.
(c)
Fenestration requirements are only applicable to facades (ie. exterior
walls not facing a front lot line are exempt).
ii.
Blank Wall Area
(a)
Blank Wall area is any portion of a facade that does not include
fenestration (doors and windows) and surface relief through the use of
columns, cornices, moldings, piers, pilasters, sills, sign bands, other
equivalent architectural features that either recess or project from the
average plane of the facade by at least four (4) inches.
(b)
Blank Wall area limitations apply both vertically and horizontally for all
stories of a building for any facade.
b.
Building Components
i.
Building components are accessory features that increase the habitable square
footage or enhance the usefulness of a building and are permitted as indicated
for each Building Type.
c.
Frontage Types
i.
Building Frontage Types provide a gradual transition and strong interface
between the private realm (building interiors) and the public realm (sidewalks,
thoroughfares, and civic spaces) and are permitted as indicated for each
Building Type.
ii.
At least one (1) building Frontage Type is required for each principal building.
iii.
Buildings may include multiple frontage types along their width.
d.
Pedestrian Access
i.
Principal entrances must located on the facade of a building, provide both
ingress and egress, and be operable at all times.
(a)
Principal entrances for ground floor residential uses may be permitted
on exterior walls oriented toward side lot lines by Special Permit.
1.
In its discretion to approve or deny a Special Permit authorizing a
principal entrance on an exterior wall oriented toward a side lot
line, the Planning Board shall consider the following:
a)
The review considerations for all Special Permits as
specified in Section 5.1 Special Permits.
b)
Privacy of residential uses on neighboring lots.
c)
Visibility of the entrance(s) from the public right of way
and legibility of the means of access for emergency
services.
ii.
Principal entrance spacing is measured as the distance between the centerline
of doors along a facade.
34
iii.
Principal entrance spacing requirements must be met for each building
individually, but are not applicable to adjacent buildings.
e.
Use & Occupancy
i.
Habitable Space Depth
(a)
Ground story dwelling units must have a habitable room at least twenty
feet in depth, measured as the distance from the facade towards the
interior of the building.
ii.
Commercial Space Depth
(a)
Ground story spaces intended for a commercial tenant must have a
leasable area with the depth indicated for each Building Type on Table
6.7.10 (A). This depth must be provided for at least seventy percent
(70%) of the floor area of the space, measured as the distance from the
facade towards the interior of a building.
(b)
Ground story commercial spaces may be designed as a micro retail
space by Special Permit.
1.
In its discretion to approve or deny a Special Permit authorizing a
micro retail space, the Planning Board shall consider the
following:
d)
The review considerations for all Special Permits as
specified in Section 5.1 Special Permits;
e)
The viability of the space to provide for Retail and Arts &
Creative Enterprise uses that might otherwise be priced
out of the neighborhood.
5.
Dimensional Compliance
a.
Development may deviate up to five (5) percent (5%) from the building width; point
tower width, depth, and diagonal; façade build out; fenestration; entrance spacing; and
commercial space depth standards identified for each Building type in Section
6.7.10.C by Special Permit.
i.
In its discretion to permit development to deviate up to five (5) percent, the
Planning Board shall consider the following:
(a)
The review considerations for all Special Permits as specified in Section
5.1 Special Permits;
(b)
If the proposed deviation can provide a positive refinement of the
massing of a building in context to its surroundings, improve floor plate
efficiency, provide for unique storefront design, or better accommodate
the individual needs of commercial tenants.
B.
Permitted Building Types
1.
Building Types are permitted according to Table 6.7.10 (A)
Table 6.7.10 (A) – Permitted Building Types
Y = Permitted by Right
N = NOT Permitted
Sub-District
Apartment
Building
General
Building
Commercial
Building
Laboratory
Building
Mid-Rise
Podium Tower
Lined Parking
Garage
Commercial
Core
N
Y
Y
Y
N
N
Mid-Rise 4
Y
Y
Y
Y
N
N
Mid-Rise 5
Y
Y
Y
Y
N
N
High Rise
N
Y
Y
Y
Y
Y
35
C.
Specific to Each Building Type
1.
Apartment Building – a multi story Building Type limited to residential uses.
Mid-Rise 4
(MR-4)
Mid-Rise 5
(MR-5)
Lot Standards
Permeable Surface
(min)
10%
10%
Landscape (min)
25%
25%
Pedestrian Circulation
Space (min)
15%
15%
Building Setbacks
Primary & Secondary
Front Setback (min/max)
2 ft / 15 ft
2 ft / 15 ft
Side Setback (min)
0 ft
0 ft
Side Setback Abutting
RA, RB, or a LHD (min)
5 ft
5 ft
Rear Setback (min)
10 ft
10 ft
Rear Setback Abutting
RA or RB (min)
15 ft
15 ft
Parking Setbacks
Primary Front Setback
(min)
30 ft
30 ft
Secondary Front
Setback (min)
10 ft (surface)
2 ft (structured)
10 ft (surface)
2 ft (structured)
Building Massing
Building Width (max)
200 ft
200 ft
Façade Build Out,
Primary (min)
80%
80%
Façade Build Out,
Secondary (min)
65%
65%
Floor Plate (max)
15,000
20,000
Building Height (min)
2 3 stories
2 3 stories
Building Height (max)
4 stories
5 stories
Ground Story Ceiling
Height (min)
14 ft
14 ft
Upper Story Ceiling
Height (min)
9 ft
9 ft
Façade Composition
Ground Story
Fenestration (min)
20% min; 50% max
20% min; 50% max
Upper Story
Fenestration (min)
20% min; 50% max
20% min; 50% max
Blank Wall (max)
20 ft
20 ft
Frontage Types
Stoop
Permitted
Permitted
Forecourt
Permitted
Permitted
Lobby Entrance
Permitted
Permitted
Storefront
Not Permitted
Not Permitted
Terrace
Not Permitted
Not Permitted
Lightwell
Permitted
Permitted
Arcade
Not Permitted
Not Permitted
Use & Occupancy
Entrance Spacing (max)
n/a
n/a
Commercial Space
Depth (min)
n/a
n/a
36
2.
General Building – a multi story Building Type with ground floor commercial uses.
Mid-Rise 4
(MR-4)
Mid-Rise 5
(MR-5)
High Rise
(HR)
Lot Standards
Permeable Surface
(min)
10%
10%
-
Landscape (min)
25%
25%
-
Pedestrian Circulation
Space (min)
15%
15%
15%
Building Setbacks
Primary & Secondary
Front Setback (min/max)
2 ft / 15 ft
2 ft / 15 ft
2 ft / 15 ft
Side Setback (min)
0 ft
0 ft
0 ft
Side Setback Abutting
RA, RB, or a LHD (min)
5 ft
5 ft
5 ft
Rear Setback (min)
10 ft
10 ft
10 ft
Rear Setback Abutting
RA or RB (min)
15 ft
15 ft
15 ft
Parking Setbacks
Primary Front Setback
(min)
30 ft
30 ft
30 ft
Secondary Front
Setback (min)
10 ft (surface)
2 ft (structured)
10 ft (surface)
2 ft (structured)
10 ft (surface)
30 ft (structured)
Building Massing
Building Width (max)
200 ft
200 ft
200 ft
Façade Build Out,
Primary (min)
80%
80%
80%
Façade Build Out,
Secondary (min)
65%
65%
65%
Floor Plate (max)
15,000 sf
20,000 sf
30,000 sf
Building Height (min)
2 3 stories
2 3 stories
4 3 stories
Building Height (max)
4 stories
5 stories
6 stories
Ground Story Ceiling
Height (min)
14 ft
14 ft
14 ft
Upper Story Ceiling
Height (min)
9 ft
9 ft
9 ft
Façade Composition
Ground Story
Fenestration (min)
70% min
70% min
70% min
Upper Story
Fenestration (min)
20% min; 50% max
20% min; 50% max
20% min; 50% max
Blank Wall (max)
20 ft
20 ft
20 ft
Frontage Types
Stoop
Not Permitted
Not Permitted
Not Permitted
Forecourt
Permitted
Permitted
Permitted
Lobby Entrance
Permitted
Permitted
Permitted
Storefront
Permitted
Permitted
Permitted
Terrace
Permitted
Permitted
Permitted
Lightwell
Not Permitted
Not Permitted
Not Permitted
Arcade
Permitted
Permitted
Permitted
Use & Occupancy
Entrance Spacing (max)
30 ft
30 ft
30 ft
Commercial Space
Depth (min)
30 ft.
30 ft.
30 ft.
37
3.
Commercial Building - A multi-story Building Type limited to commercial uses.
Commercial Core
(CC)
Mid-Rise 4
(MR-4)
Mid-Rise 5
(MR-5)
High Rise
(HR)
Lot Standards
Permeable Surface
(min)
-
10%
10%
-
Landscape (min)
-
25%
25%
-
Pedestrian Circulation
Space (min)
15%
15%
15%
15%
Building Setbacks
Primary & Secondary
Front Setback (min/max)
2 ft / 15 ft
2 ft / 15 ft
2 ft / 15 ft
2 ft / 15 ft
Side Setback (min)
0 ft
0 ft
0 ft
0 ft
Side Setback Abutting
RA, RB, or a LHD (min)
5 ft
5 ft
5 ft
5 ft
Rear Setback (min)
10 ft
10 ft
10 ft
10 ft
Rear Setback Abutting
RA or RB (min)
15 ft
15 ft
15 ft
15 ft
Parking Setbacks
Primary Front Setback
(min)
30 ft
30 ft
30 ft
30 ft
Secondary Front
Setback (min)
10 ft (surface)
2 ft (structured)
10 ft (surface)
2 ft (structured)
10 ft (surface)
2 ft (structured)
10 ft (surface)
30 ft (structured)
Building Massing
Building Width (max)
200 ft
200 ft
200 ft
200 ft
Façade Build Out,
Primary (min)
80%
80%
80%
80%
Façade Build Out,
Secondary (min)
65%
65%
65%
65%
Floor Plate (max)
30,000
15,000
20,000
30,000
Building Height, Primary
Frontage (min)
4 stories
2 stories
2 stories
4 stories
Building Height,
Secondary Frontage
(min)
3 stories
N/A
N/A
N/A
Building Height (max)
Varies by CC District
Map Designation
4 stories
5 stories
10 stories
Ground Story Ceiling
Height (min)
14 ft
14 ft
14 ft
14 ft
Upper Story Ceiling
Height (min)
9 ft
9 ft
9 ft
9 ft
Façade Composition
Ground Story
Fenestration (min)
70% min
70% min
70% min
70% min
Upper Story
Fenestration (min)
20% min; 70% max
20% min; 70% max
20% min; 70% max
20% min; 70% max
Blank Wall (min)
20 ft
20 ft
20 ft
20 ft
Frontage Types
Stoop
Not Permitted
Not Permitted
Not Permitted
Not Permitted
Forecourt
Permitted
Permitted
Permitted
Permitted
Lobby Entrance
Permitted
Permitted
Permitted
Permitted
Storefront
Permitted
Permitted
Permitted
Permitted
Terrace
Permitted
Permitted
Permitted
Permitted
Lightwell
Not Permitted
Not Permitted
Not Permitted
Not Permitted
Arcade
Permitted
Permitted
Permitted
Permitted
Use & Occupancy
Entrance Spacing (max)
30 ft
30 ft
30 ft
30 ft
Commercial Space
Depth (min)
30 ft
30 ft
30 ft
30 ft
38
4.
Lab Building – a multi story Building Type purpose built for laboratory and research &
development uses.
Commercial Core
(CC)
High Rise
(HR)
Lot Standards
Pedestrian Circulation
Space (min)
15%
15%
Building Setbacks
Primary & Secondary
Front Setback (min/max)
2 ft / 15 ft
2 ft / 15 ft
Side Setback (min)
0 ft
0 ft
Side Setback Abutting
RA, RB, or a LHD (min)
5 ft
5 ft
Rear Setback (min)
10 ft
10 ft
Rear Setback Abutting
RA or RB (min)
15 ft
15 ft
Parking Setbacks
Primary Front Setback
(min)
30 ft
30 ft
Secondary Front
Setback (min)
10 ft (surface)
2 ft (structured)
10 ft (surface)
30 ft (structured)
Building Massing
Building Width (max)
200 240 ft
200 240 ft
Façade Build Out,
Primary (min)
80%
80%
Façade Build Out,
Secondary (min)
65%
65%
Floor Plate (max)
35,000
35,000
Building Height (min)
4 3 stories
4 3 stories
Building Height (max)
(fronting onto Webster
St. or Somerville Ave.)
varies*
9 stories
(7 stories)
Ground Story Ceiling
Height (min)
14 ft
14 ft
Upper Story Ceiling
Height (min)
9 ft
9 ft
Façade Composition
Ground Story
Fenestration (min)
70% min
70% min
Upper Story
Fenestration (min)
20% min; 70% max
20% min; 70% max
Blank Wall (min)
20 ft
20 ft
Frontage Types
Stoop
Not Permitted
Not Permitted
Forecourt
Permitted
Permitted
Lobby Entrance
Permitted
Permitted
Storefront
Permitted
Permitted
Terrace
Permitted
Permitted
Lightwell
Not Permitted
Not Permitted
Arcade
Permitted
Permitted
Use & Occupancy
Residential Density
(max)
n/a
n/a
Entrance Spacing (max)
30 ft
30 ft
Commercial Space
Depth (min)
30 ft
30 ft
39
5.
Podium Tower Building – a multi story Building Type composed of a residential point tower
above a mid-rise podium building.
High Rise
(HR)
Lot Standards
Pedestrian Circulation Space
(min)
15%
Building Setbacks
Primary & Secondary Front
Setback (min/max)
2 ft / 15 ft
Side Setback (min)
-
Podium (Abutting RA, RB,
or a LHD)
0 ft (5 ft)
Tower (Abutting RA, RB, or
a LHD)
30 ft (60 ft)
Rear Setback (min)
-
Podium (Abutting RA or RB)
10 ft (15 ft)
Tower (Abutting RA or RB)
30 ft (60 ft)
Parking Setbacks
Primary Front Setback (min)
30 ft
Secondary Front Setback
(min)
-
Surface Parking
10 ft
Structured Parking
30 ft
Building Massing
Building Width (max)
250 ft
Façade Build Out, Primary
(min)
80%
Façade Build Out, Secondary
(min)
65%
Floor Plate (max)
-
Podium
35,000
Point Tower
10,000
Building Height (min)
4 3 stories
Building Height (max)
-
Podium
6 stories
Point Tower
20 stories total
(14 additional)
Point Tower Dimensions
(max)
-
Width/Depth
100 ft
Diagonal
142 ft
Ground Story Ceiling Height
(min)
14 ft
Upper Story Ceiling Height
(min)
9 ft
Façade Composition
Ground Story Fenestration
(min)
70% min
Upper Story Fenestration
(min)
20% min; 50% max
Blank Wall (min)
20 ft
Frontage Types
Stoop
Not Permitted
Forecourt
Permitted
Lobby Entrance
Permitted
Storefront
Permitted
Terrace
Permitted
Lightwell
Not Permitted
Arcade
Permitted
Use & Occupancy
Ground Floor Entrance
Spacing (max)
30 ft
Commercial Space Depth
(min)
30 ft
40
6.
Lined Parking Garage – A multi-story, structured parking facility lined and/or capped by other
permitted Building Types. See Table 6.7.8 (A) and the individual tables for each Building
Type.
High Rise
(HR)
Lot Standards
Pedestrian Circulation
Space (min)
15%
Building Setbacks
Primary & Secondary
Front Setback
(min/mvax)
2 ft / 15 ft
Side Setback (min)
0 ft
Side Setback Abutting
RA, RB, or a LHD (min)
5 ft
Rear Setback (min)
10 ft
Rear Setback Abutting
RA or RB (min)
15 ft
Parking Setbacks
Primary Front Setback
(min)
30 ft
Secondary Front
Setback (min)
10 ft (surface)
30 ft (structured)
Building Massing
Building Width
Dimensions (max)
200 ft x 360 ft
(Including Liner Buildings)
Façade Build Out,
Primary (min)
80%
Façade Build Out,
Secondary (min)
65%
Building Width (max)
200 ft
(Including Liner Buildings)
Building Length (max)
360 ft
(Including Liner Buildings)
Floor Plate
n/a
Building Height (min)
2 3 stories
Building Height (max)
5 stories
(other Building Types may
be added above)
Ground Story Ceiling
Height (min)
Per Liner Building Type
Upper Story Ceiling
Height (min)
Per Liner Building Type
Façade Composition
Ground Story
Fenestration (min)
Per Liner Building Type
Upper Story
Fenestration (min)
Per Liner Building Type
or 20% min; 50% max
Blank Wall
20 ft
Frontage Types
Stoop
Not Permitted
Forecourt
Per Liner Building Type
Lobby Entrance
Permitted
Storefront
Per Liner Building Type
Terrace
Per Liner Building Type
Lightwell
Not Permitted
Arcade
Per Liner Building Type
Use & Occupancy
Ground Floor Entrance
Spacing (max)
Per Liner Building Type
Commercial Space
Depth (min)
Per Liner Building Type
41
D.
Building Components
1.
Dimensional Standards for Each Component Type
a.
Each Building Component type is permitted according to Table 6.7.10 (B).
Table 6.7.10 (B) – Building Component Dimensional Standards
Awning
Balcony
Bay
Entry Canopy
Width (min)
N/A
5 feet
50% of Façade or
Elevation
N/A
Depth
4 feet (min)
5 feet (min)
3 feet (max)
3 feet (min)
Height (min)
N/A
N/A
Same as building
N/A
Area (min)
N/A
50 sf
N/A
N/A
Clearance (min)
8 feet
One (1) Story
N/A
8 feet
Setback from Curb (min)
1.5 feet
N/A
N/A
1.5 feet
Permitted Setback
Encroachment (max)
100%
100%
100%
100%
Valance Height (min/max)
6 inches / 12 inches
N/A
N/A
N/A
2.
Specific to Each Component Type
a.
Awning
i.
An awning is a building component consisting of a wall mounted, pitched
covering extending from a building to provide shade and weather protection for
pedestrians.
ii.
Awnings must be securely attached to and supported by the building and must
fit the windows or doors the awning is attached to.
iii.
An awning must be made of durable, weather-resistant material that is water
repellant.
iv.
Internally illuminated or backlit awnings are prohibited.
v.
An awning that projects over the sidewalk of a public thoroughfare requires
compliance with all City Ordinances.
b.
Balcony
i.
A balcony is a building component consisting of a platform with a railing that
provides outdoor Amenity Space.
ii.
Balconies may be recessed, projecting, a combination of the two, or terraced
as part of the roof of a portico, porch, or bay.
iii.
A projecting balcony must have a clear height above the ground of at least ten
feet.
iv.
A balcony that projects over the sidewalk of a public thoroughfare requires
compliance with all City Ordinances.
v.
The balustrade of any balcony oriented toward a front lot line must permit
visual supervision of the public realm through the posts and rails.
c.
Bay Window
i.
A bay window is a building component consisting of a window assembly
extending from the main body of a building to permit increased light, multi-
direction views, and articulate a buildings facade.
ii.
Bay windows must have a foundation extend all the way to ground level or be
visually supported by brackets or other architectural supports.
iii.
Bay windows projecting over the sidewalk of a public thoroughfare must have
two (2) stories of clearance and require compliance with all City Ordinances.
d.
Entry Canopy
i.
An Entrance Entry Canopy is a building component that consists of a wall-
mounted structure providing shade and weather protection over the entrance of
a building.
ii.
Entry canopies must be visually supported by brackets, cables, or rods.
iii.
The width of an Entry Canopy must be equal to or greater than the width of the
doorway surround or exterior casing it is mounted over.
42
iv.
An entry canopy that encroaches into the right-of-way of a public thoroughfare
requires compliance with all City Ordinances.
E.
Frontage Types
1.
Dimensional Standards for Each Frontage Type
a.
Each Frontage type is permitted according to Table 6.7.10 (C).
Table 6.7.10 (C) – Frontage Type Dimensional Standards
Stoop
Lightwell
Forecourt
Lobby Entrance
Storefront
Terrace
Arcade
Width (min)
4 feet (landing)
N/A
12 feet
N/A
N/A
N/A
N/A
Depth (min)
4 feet (landing)
8 feet
12 feet
N/A
N/A
8 feet
10 feet
Height (min)
N/A
N/A
N/A
N/A
N/A
N/A
1 story
Permitted
Setback
Encroachment
(max)
100%
100%
N/A
N/A
N/A
100%
N/A
Height to
Width Ratio
(max)
N/A
N/A
2 : 1
N/A
N/A
N/A
N/A
Landscaped
Area (min)
N/A
N/A
30%
N/A
N/A
N/A
N/A
Distance
between
Fenestration
(min)
N/A
N/A
N/A
2 feet
2 feet
N/A
N/A
Depth of
Recessed
Entry (min)
N/A
N/A
N/A
5 feet
5 feet
N/A
N/A
Finish Above
Sidewalk
(max)
N/A
N/A
N/A
N/A
N/A
4 feet
N/A
Distance
between
Stairs (max)
N/A
N/A
N/A
N/A
N/A
50 feet
N/A
Fenestration
of Basement
Level (min)
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Residential
N/A
20%
N/A
N/A
N/A
N/A
N/A
Commercial
N/A
50%
N/A
N/A
N/A
N/A
N/A
2.
Specific to Each Frontage Type
a.
Stoop
i.
A Stoop is a Frontage Type featuring a set of stairs with a landing leading to
the principal entrance of a building.
ii.
Paving, excluding driveways, must match the Abutting sidewalk unless paved
with pervious, pourous, or permeable materials.
iii.
Stairs may be recessed into the building facade when the building is setback
four (4) feet or less.
iv.
Stairs are not permitted to encroach onto any Abutting sidewalk.
v.
Stairs may be built perpendicular or parallel to the building facade, but must
lead directly to ground level or an Abutting sidewalk.
b.
Lightwell
i.
A Lightwell is a Frontage Type where the ground level is sunken to allow light
and sometimes access into basement levels or to accommodate a change in
grade at the front of a building.
ii.
The principal entrance to upper stories must be provided at the ground story,
rather than the basement.
iii.
An entrance to the basement is permitted on the below grade portion of the
facade.
iv.
Below grade spaces are required to have windows and doors with highly
transparent, low reflectivity glass.
43
v.
Fenestration may be enclosed with glazing that has a minimum 60% Visible
Light Transmittance (VLT) and no more than 15% Visible Light Reflectance
(VLR) for below grade commercial uses and a minimum of 40% VLT and no
more than 15% VLR for below grade residential uses.
vi.
A short fence is required at the front the sunken portion of the lot.
c.
Forecourt
i.
A Forecourt is a Frontage Type featuring a landscaped semi-public area, open
to the sky, formed by a recess in a central portion of a buildings facade.
ii.
Paving, excluding driveways, must match the Abutting sidewalk unless paved
with pervious, pourous, or permeable materials.
iii.
Forecourts are considered part of the building for the purpose of measuring
facade build out.
iv.
A forecourt must be enclosed by walls on three sides.
v.
Porches, stoops, porticos, entry canopies, and balconies may encroach into the
forecourt.
vi.
Driveways, parking spaces, passenger drop-offs, garage entrances, loading
and service areas, exhaust vents, mechanical equipment, and refuse or
recycling storage are not permitted in forecourts.
d.
Lobby Entrance
i.
A Lobby Entrance is a Frontage Type featuring a sidewalk-grade principal
entrance providing access to upper story uses of a building.
ii.
Lobby entrances must be well defined, clearly visible, and universally
accessible from the Abutting sidewalk.
iii.
When a lobby entrance is setback from the front lot line, the setback area must
be paved. to match the Abutting sidewalk.
iv.
Lobby entrances should be made clearly identifiable using a difference in
design from the rest of the facade.
v.
Lobby entrances should include weather protection, such as an awning or
canopy.
e.
Storefront
i.
A Storefront is a Frontage Type conventional for retail and eating & drinking
establishments featuring a sidewalk-grade principal entrance accessing an
individual ground story space with substantial display windows for the display
of goods, services, and signs.
ii.
When storefronts are setback from the front lot line, the frontage must be
paved to match the Abutting sidewalk.
iii.
Open ended, operable awnings are encouraged for weather protection.
iv.
Bi-fold glass windows and doors and other storefront systems that open to
permit a flow of customers between interior and exterior space are encouraged.
f.
Terrace
i.
A Terrance is a Frontage Type featuring an elevation of the ground level to
accommodate a change in grade that provides circulation and access along the
front of a building.
ii.
Terraces must be paved to match the Abutting sidewalk.
iii.
Frequent steps up to the terrace are required to avoid Blank Wall along the
sidewalk and maximize pedestrian access.
g.
Arcade
i.
An Arcade is a Frontage Type featuring a colonnade supporting habitable
space (upper stories) over the recessed ground story of a building.
ii.
The height and the proportions of an Arcade should correspond to the facade
consistent with the architectural style of the building, but must provide a
minimum vertical clearance of ten (10) feet and project horizontally from the
facade a minimum of ten (10) feet.
iii.
Arcades may only be combined with Lobby Entrance and Shopfront Frontage
Types and columns should correspond with the columns, pilasters, or piers
between Lobby Entrances and Storefronts.
44
F.
Outdoor Amenity Space
1.
General
a.
At least one (1) Outdoor Amenity Space is required for each dwelling unit.
b.
Outdoor Amenity Spaces may include balconies, patios, roof decks and roof terraces.
c.
Each outdoor Amenity Space must provide at least twenty-four (24) square feet of
seating furniture area.
d.
Apartment Building, General Building, and Mid-Rise Podium Tower Building Types
may provide shared outdoor Amenity Space, provided that the space includes the total
seating furniture area required for each unit that the shared space is meant to serve.
G.
Building Design Standards
1.
Contextual Design
a.
Buildings in the Mid-Rise 4 and Mid-Rise 5 district that are greater than one hundred
(100) feet in width must be designed to read as two (2) or more buildings with varied
architectural design.
b.
The upper stories of any building in the High-Rise district fronting onto Somerville
Avenue, Prospect Street, Washington Street, or Webster Street that exceeds five (5)
stories in height must step back at either the 3rd, 4th, or 5th story at least ten (10) feet
from the façade of the stories below.
2.
Façades
a.
All building facades must provide surface relief through the use of balconies, Bay
Windows, cladding, columns, corner boards, cornices, door surrounds, moldings,
piers, pilasters, sills, sign bands, windows, and other architectural features that either
recess or project from the average plane of the facade by at least four (4) inches.
b.
Vents, exhausts, and other utility features on building facades must be architecturally
integrated into the design of the building.
3.
Purpose
a.
To ensure building facades are divided and articulated into pedestrian-scaled
increments.
b.
To require vertical articulation and modulation of facades that breaks down and
visually minimizes the apparent mass of buildings, enhances orientation, and adds
visual interest to the public realm.
c.
To require horizontal articulation of facades that enhances the quality and definition of
the public realm, visually anchors buildings to the ground, and relates the building to
the pedestrian, at the base, to the immediate context of surrounding buildings, at the
middle, and completes the composition of facade, at the top, with visual interest.
d.
To ensure storefront design that invites interaction, enlivens the pedestrian
environment, and provides a secondary, more intimate, source of lighting at night.
e.
To provide appropriate privacy and level of natural light into buildings, especially
residential point towers.
f.
To ensure that tall buildings so not adversely impact the public realm through shadow,
wind or glare.
g.
To ensure buildings are designed and constructed to be environmentally sustainable.
4.
Facade Design
a.
Buildings in the Mid-Rise 4 and Mid-Rise 5 District that are greater than one hundred
(100) feet in width must be designed to read as a series of smaller buildings with
varied architectural design.
b.
Vents, exhausts, and other utility features on building facades must be architecturally
integrated into the design of the building.
c.
All building facades must provide surface relief through the use of balconies, Bay
Windows, cladding, columns, corner boards, cornices, door surrounds, moldings,
piers, pilasters, sills, sign bands, windows, and other architectural features that either
recess or project from the average plane of the facade by at least four (4) inches.
d.
All building FACADES must be vertically articulated with Architectural Bays between six
(6) feet and fifty (50) feet in width. Architectural Bays should generally align with
storefront and lobby frontages of the ground floor of the building.
45
e.
For Apartment Building, General Building, and Mid-Rise Podium Tower Building
Types, facades must be horizontally articulated with a clearly defined base, middle,
and top. The following standards apply:
i.
The bottom one to three stories of a facade must be visually integrated as an
appropriately scaled expression of the building’s base. The base must be
visually differentiated from the stories above by including the following:
(a)
a cornice, band, or other architectural feature(s) that creates a
horizontal line of expression; and
(b)
a change in color, building material, or pattern of FENESTRATION.
ii.
The central portion of each FACADE must include at least two (2) stories that are
visually integrated as an expression of the building’s middle.
iii.
The top one to three stories of each FACADE must be visually integrated as an
appropriately scaled expression of the building’s top. The top must be visually
differentiated from the stories below by
(a)
a cornice, band, or other architectural feature(s) that creates a
horizontal line of expression;
(b)
a change in color, building material, or pattern of FENESTRATION; and
(c)
a cornice, parapet, roof element, or change in massing to cap the
composition.
iv.
Horizontal articulation may differ for each individual massing element and each
façade of a building.
f.
For Commercial Building and Lab Building Types, facades must be horizontally
articulated with a clearly defined base that visually supports the upper stories of the
building. The following standards apply:
i.
The bottom one to three stories of each façade must be visually integrated as
an appropriately scaled expression of the building’s base. The base must be
visually differentiated from the stories above by including the following:
(a)
a cornice, band, or other architectural feature(s) that creates a
horizontal line of expression; and
(b)
a change in color, building material, or pattern of FENESTRATION.
ii.
It is recommended that the top one to three stories of each FACADE be visually
integrated as an appropriately scaled expression of the building’s top. The top
should be visually differentiated from the stories below by
(a)
a cornice, band, or other architectural feature(s) that creates a
horizontal line of expression; and
(b)
a change in color, building material, pattern of FENESTRATION; and
(c)
a cornice, parapet, roof element, or change in massing to cap the
composition.
iii.
Horizontal articulation may differ for each individual massing element and each
façade of a building.
g.
For all Building Types, fenestration must be aligned vertically and horizontally to
provide structure to the composition of the facade. The FENESTRATION pattern may
differ between each horizontal element (base, middle, and top) of a building.
h.
Compliance with individual provisions of items d, e, f, and g, of this Section 6.7.10.G,
may be increased by Special Permit.
i.
In its discretion to approve or deny a Special Permit to deviate from the
compliance with façade design provisions, the Planning Board shall make the
following findings:
(a)
That the findings for all Special Permits specified in Section 5.1 Special
Permits have been met; and
(b)
That the deviation from compliance will create a design that is superior
to a design that meets the façade design provisions.
(c)
That the façade design adds visual interest to the public realm, relates
the building to the pedestrian and to the context of surrounding
buildings, enlivens the pedestrian environment, does not adversely
46
impact the public realm, and is constructed to be environmentally
sustainable.
5.
Storefronts
a.
Storefronts must be designed to include, at minimum, columns, pilasters, or piers
supporting a proportional fascia or frieze and cornice that serves as a sign band.
i.
Display windows must extend to at least eight (8) feet above the grade of the
Abutting sidewalk.
ii.
A paneled or rendered stallriser at least one (1) foot in height should be
included below display windows.
iii.
The principal entrance of a storefront must be a glass panel door centered
between or set to one side of the display windows.
b.
Storefront entrances may be recessed up to five (5) feet behind the plane of the
facade, provided that the recessed area is no wider than fifteen (15) feet per individual
entry.
c.
Where height permits, transom windows should be included above storefront doors
and display windows to allow additional natural daylight to penetrate into the interior
space.
d.
When present, awnings and canopies must be mounted between storefront columns,
pilasters, or piers; above doorway and window openings; and below the fascia/frieze of
a storefront sign band. and transom window bars.
e.
An unobstructed view of the ground story interior space or maintained and lighted
merchandise display(s) must be provided for a depth of at least four (4) feet behind the
glass of storefront display windows.
f.
Security grills, gates, and roll-down security doors and windows are prohibited.
g.
If present, drainage systems must be architecturally integrated into the design of the
building facade.
6.
High-Rise Buildings
a.
Towers
i.
The separation distance between all TOWERS must be at least eighty (80) feet,
measured from the exterior walls and excluding balconies.
ii.
The separation distance between TOWERS may be decreased to a minimum of
fifty (50) feet by Special Permit through the use of creative architectural
solutions such as offset towers/views, non-parallel walls, or tapering/curved
tower forms, that increase the actual or perceived tower separation distance,
provided that both privacy and natural light are provided and no adverse
environmental conditions are created.
(a)
In its discretion to approve or deny a Special Permit authorizing a
decrease in tower separation below the standard eighty (80) foot
minimum, the Planning Board shall consider the following:
1.
The review considerations for all Special Permits as specified in
Section 5.1 Special Permits;
2.
Shadow impacts cast on adjacent sites and on-site uses;
3.
View corridors from windows of new and existing towers;
4.
The effectiveness of architectural techniques to increase the
actual or perceived tower separation distance.
iii.
Environmental Performance
(a)
Shadows cast by high-rise buildings may not substantially, adversely
limit ground level access to sunlight on sidewalks and civic and
recreation spaces.
(b)
Pedestrian level wind velocities may not exceed acceptable levels for
various activities existing or proposed at particular locations.
(c)
Buildings may not cause visual impairment or discomfort due to
reflective spot glare and/or solar heat buildup in any nearby buildings.
7.
Environmental Performance
a.
The Planning Board shall establish standards for Design & Site Plan Approval
applications to demonstrate the following:
47
i.
That shadows cast by high-rise buildings do not substantially and adversely
limit ground level access to sunlight on sidewalks and Civic Spaces.
ii.
That pedestrian level wind velocities do not exceed acceptable levels for
various activities existing or proposed at particular locations.
iii.
That buildings do not cause visual impairment or discomfort due to reflective
spot glare in the public realm or solar heat buildup in any nearby buildings.
8.
Green Buildings
a.
New construction or alterations between 25,000 and 50,000 SF of gross floor area
must be LEED Silver certifiable.
b.
New construction or alterations greater than 50,000 SF of gross floor area must be
LEED Gold certifiable.
c.
Development subject to the E.4.a and E.4.b (above) must meet the standards of the
most current LEED building rating system. During the twelve (12) month time period
after the adoption of a new version of LEED, applications may be submitted
demonstrating compliance to the immediately previous or newly adopted version of the
LEED building rating system.
H.
Architectural Design Guidelines
1.
In the absence of official Union Square Architectural Design Guidelines adopted by the
Planning Board, the following shall inform the Design Review process required for all
development within the USOD.
a.
Vertical & Horizontal Articulation
i.
Building facades should be vertically articulated with Architectural Bays to
visually break down and minimize the apparent mass of buildings, shorten the
perception of distance/length, provide structure to the composition and
disposition of fenestration, enhance pedestrian orientation, and add visual
interest to the public realm.
ii.
Architectural bays should be derived, in general, from the building’s structural
bay spacing.
iii.
Architectural bays should have buttresses, pilasters, columns, or piers that
extend either all the way to the ground or to the cornice and sideband of
ground level storefronts.
iv.
Architectural bays should align, in general, with individual or groups of
storefront and lobby entrance frontages of the ground story of a building.
v.
Building facades should be horizontally articulated with a clearly defined base,
middle, and top. Visual differentiation between the base, middle, and top
should be achieved using a cornice, band, or other architectural features(s) that
visually indicates a horizontal line of expression and creates surface relief,
depth, and shadow.
vi.
In most circumstances, the vertical buttresses, pilasters, columns, or piers of
Architectural Bays should always project further and be uninterrupted by any
horizontal elements of a façade, excluding the cornice, band, or other
architectural feature(s) used to differentiate the base, middle, and top of a
building from one another.
b.
Fenestration
i.
Changes in fenestration patterns should be used to help differentiate the base,
middle, and top of buildings.
ii.
Within the base, middle, and top of a building, Fenestration should align
vertically within each architectural bay and horizontally across each story of a
building.
iii.
Upper stories should have a window to wall area proportion that is lower than
that of the ground floor.
iv.
Windows should be punched into walls and glass should be inset from exterior
wall surfaces.
v.
Series of windows set side by side to form a continuous horizontal band across
a facade (aka ‘ribbon windows’) should be avoided.
48
vi.
Solid wall materials should be used to frame groups of windows to reduce the
perceived scale of a building.
c.
Materials
i.
The palette of wall materials and colors used for a building should be kept to a
minimum, preferably three. Similar wall materials as found on adjacent or
nearby buildings should be used to strengthen district character and provide
continuity and unity between buildings of divergent size, scale, and
architectural styles.
ii.
Acceptable wall materials include architectural concrete or precast concrete
panels, natural or cast stone, curtain wall and heavy gage metal panel, and
brick. Value added materials such as natural or cast stone, concrete, glazed or
unglazed architectural terracotta, and brick should be used as wall materials
where pedestrians closely encounter and interact with buildings.
iii.
Exterior Insulation and Finish Systems (EIFS) should never be used for the
base of a building.
iv.
Horizontal or vertical board siding and shingles, whether wood, metal, plastic
(vinyl), masonry, or composite materials, should only be used for smaller scale
apartment buildings.
v.
Two or more wall materials should be combined only one above the other. Wall
materials appearing heavier in weight should be used below wall materials
appearing lighter in weight.
vi.
Building wall materials that are lighter in color, tint, or shade should be used for
the lower floors of a building, with materials darker in color, tint, or shade used
above.
vii.
If a building’s massing and pattern of fenestration is complex, simple or flat wall
materials should be used; if a building’s massing and pattern of fenestration is
simple, walls should include additional texture and surface relief.
viii.
Side and rear building elevations that are visible from the public realm should
have a level of trim and finish that is compatible with the façade of the building.
ix.
Balconies should have either metal railing or glass guardrail systems.
d.
Storefronts
i.
The design of storefronts should invite interaction, enliven the pedestrian
environment, and provide a secondary, more intimate source of lighting at
night.
ii.
Monotonous and repetitive storefront and sign designs and types should be
avoided.
iii.
Where a pedestrian street intersects with a side street, commercial spaces
should wrap the corner and include at least one storefront bay on the side
street.
iv.
Awnings are encouraged for each storefront to provide weather protection for
pedestrians and storefront display areas. Awnings should be open-ended, and
operable.
v.
Bi-fold glass windows and doors and other storefront systems that open to
permit a flow of customers between interior and exterior space are encouraged.
e.
Entrances
i.
Principal entrances should be optimally located, well defined, clearly visible,
and universally accessible from the adjacent sidewalk.
ii.
Each ground floor use should have an individual entrance with direct access
onto a sidewalk.
iii.
Storefront doors should not obstruct pedestrians walking past or alongside a
building.
iv.
Lobby entrances required for upper story uses should be limited in width
(frontage) and separate from the entrance for any ground floor uses.
v.
Features such as a double-height ceiling, distinctive doorway, decorative
lighting, recessed façade, or a change in paving material within the setback
49
area should be used to make lobbies for upper story commercial uses
distinctive while preserving floor space for other ground floor uses.
f.
Details
i.
Exterior lighting (building, storefront, and landscape) should be integrated into
the design of the building, create a sense of safety, and encourage pedestrian
activity at night through layers of light that contribute to the nighttime
experience.
ii.
Exterior lighting should relate to pedestrians and accentuate major architectural
or landscape features, but should be shielded to reduce glare and eliminate
light being cast into the night sky.
iii.
The upper portions of buildings, especially high-rise buildings, should provide
visual interest and a variety in detail and texture to the skyline.
iv.
Mechanical and utility equipment should be integrated into the architectural
design of the building or screened from public view. Penthouses should be
integrated with the buildings architecture, and not appear as foreign structures
unrelated to the building they serve.
v.
Ventilation intakes/exhausts should be located to minimize adverse effects on
pedestrian comfort along the sidewalk and within outdoor spaces.
vi.
Buildings at terminated vistas should be articulated with design features that
function as focal points to create memorable views that add to the character
and enhance the aesthetics of the neighborhood.
vii.
Architectural details, ornamentation, and articulations should be used with
building fenestration to create a harmonious composition that is consistent
throughout the building, so that the building appears as a unified whole and not
as a collection of unrelated parts that adds to the impression of bulk.
6.7.11
Use Provisions
A.
General
1.
The use of real property is regulated according to Table 6.7.9.1 Principal Uses and Table
6.7.9.2. Accessory Uses.
B.
Protected Uses
1.
Nothing contained in this Section shall be construed to restrict the use of land or structures for
religious or educational activities per M.G.L. Chapter 40A, Section 3.
C.
Use Categorization System
1.
Use Categories
a.
Principal land uses are grouped into the following use categories for organizational
purposes:
i.
Arts & Creative Enterprise
ii.
Civic & Institutional
iii.
Commercial Services
iv.
Eating & Drinking Establishments
v.
Industrial
vi.
Lodging
vii.
Office
viii.
Residential
ix.
Retail
x.
Urban Agriculture
b.
Accessory land uses are grouped into the following use categories for organizational
purposes:
i.
Home Occupations
ii.
Lodging
iii.
Urban Agriculture
iv.
Vehicular Parking
2.
Use Subcategories
a.
Within each principal use category, “subcategories” are identified to provide a
systematic basis for grouping individual land uses together with other, similar land
50
uses based on common functional, product, or physical characteristics. Characteristics
include the type and amount of activity, the manner of tenancy, the conduct of
customers, how goods or services are sold or delivered, and likely impact on
surrounding properties.
D.
Category Designation
1.
The Building Official shall classify individual land uses on the basis of the use category
definitions of §6.7.11.F Principal Use Categories and §6.7.11.G Accessory Use Categories.
2.
A use classified into one category cannot also be classified in a different use category.
3.
If a use is not listed, but is similar in nature and impact to a permitted use category of
§6.7.11.F Principal Use Categories and §6.7.11.G Accessory Use Categories, the Building
Official shall interpret the use as permitted.
4.
If a use is not listed and cannot be interpreted as similar in nature and impact to a permitted
use category of §6.7.11.F Principal Use Categories and §6.7.11.G Accessory Use Categories,
the use is prohibited.
E.
Use Tables
1.
Use categories are identified in the first column of the use table and zoning sub-districts are
identified by name in the top row of the table.
2.
Permitted Uses (Y): Uses identified with a “Y” are permitted by-right in the zoning district
indicated upon the granting of a zoning permit certifying when conforming to all applicable
provisions of this Ordinance.
3.
Special Permit Uses (SP): Uses identified with an “SP” are permitted in the zoning district
indicated if granted a Special Permit. Uses permitted by special permit must comply with any
applicable use-specific standards in addition to all other applicable provisions of this
Ordinance.
4.
Prohibited Uses (N): Uses identified with an “N” are prohibited.
5.
Use categories not expressly listed on the use table are prohibited.
Table 6.7.9.1 Principal Uses by Sub-District
Y = Permitted by Right
SP = by Special Permit
N = NOT Permitted
Use Category
Commercial Core
Mid-Rise 4
Mid-Rise 5
High Rise
Arts & Creative Enterprise
Y
Y
Y
Y
Civic & Institutional
Y
Y
Y
Y
Commercial Services
Y
Y
Y
Y
Eating & Drinking
Establishments
Y
SP Y
SP Y
Y
Lodging
Y
N
N
N
Office
Y
Y
Y
Y
Residential
N
SP
SP
SP
Retail
Y
Y
Y
Y
Urban Agriculture
Y
Y
Y
Y
Table 6.7.9.2 Accessory Uses by Sub-District
Y = Permitted by Right
SP = by Special Permit
N = NOT Permitted
Accessory Use Category
Commercial Core
Mid-Rise 4
Mid-Rise 5
High Rise
Home Occupation
N
Y
Y
Y
Lodging
N
Y
Y
Y
Office
Y
N
N
Y
Urban Agriculture
Y
Y
Y
Y
Vehicular Parking
N
Y
Y
N
F.
Special Permits
1.
In its discretion to approve or deny a Special Permit authorizing an Eating & Drinking
Establishment principal use, the Planning Board shall consider the following:
51
a.
The review considerations for all Special Permits as specified in Section 5.1 Special
Permits
b.
Compatibility with the level of activity associated with the surrounding properties.
c.
Noise impact and mitigation including an operational plan to limit loitering on the site.
d.
Location of designated outdoor smoking areas.
e.
Location of trash and recycling storage and the procedure for pickup.
2.
In its discretion to approve or deny a Special Permit authorizing a Residential principal use,
the Planning Board shall consider the following:
a.
The review considerations for all Special Permits as specified in Section 5.1 Special
Permits.
b.
Compliance with the approved Coordinated Development Plan Special Permit and the
phasing of development.
c.
A demonstrated need for residential to catalyze development, transportation services,
or existing commercial activities in the neighborhood.
G.
Use Restrictions
1.
Large Floorplate Uses
a.
Unless otherwise specified, any single ground floor Commercial Service or Retail use
greater than ten thousand (10,000) leasable square feet requires a Special Permit.
i.
In its discretion to approve or deny a special permit authorizing a consumer
service or retail sales use over ten thousand (10,000) square feet in gross floor
area, the review board Planning Board shall consider the following:
(a)
The review considerations for all Special Permits as specified in Section
5.1 Special Permits.
(b)
Location and design of the principal entrance, loading areas, and
service (trash & recycling) areas.
(c)
The potential desirability of setting back the larger floor plate use along
the façade by smaller commercial spaces for Retail or Commercial
Service uses.
(d)
The design of the storefront and care taken to properly address the
public realm in support of an active street life.
2.
Drive-up and drive-through uses are prohibited.
H.
Principal Use Categories
1.
Arts & Creative Enterprise
The arts & creative enterprise principal use category includes sole-proprietors, nonprofit
organizations, and commercial businesses involved directly or indirectly creation, production,
manufacture, distribution, publishing, rehearsal, broadcast, selling, or teaching of the visual
arts, performing arts, applied literature, heritage, media, music, information technology,
communications or digital content & applications; or the invention, design, prototyping,
fabrication, assembly, and packaging of parts for further assembly or consumer goods for
sale. The arts & creative enterprise subcategories are:
a.
Artisan Production
b.
Arts Exhibition
c.
Arts Sales & Service
d.
Arts Instruction
e.
Artist Live/Work Space
f.
Artist Studio Space
g.
Design Services
h.
Shared Centers/Incubators & Arts Education
2.
Civic & Institutional
The civic & institutional principal use category includes public, quasi-public, and private uses
that provide unique services that are of benefit to the public as a whole. The civic and
institutional principal use subcategories are:
a.
Community Center
b.
Educational Facility
c.
Library
d.
Minor Utility Facility
52
e.
Museum
f.
Private, Non-Profit Club or Lodge
g.
Religious Assembly
3.
Commercial Services
The commercial services principal use category includes uses and activities that provide
various services, entertainment, or recreation to individuals, groups, or businesses. Drive-up
and drive-through service is prohibited. The commercial services principal use subcategories
are:
a.
Animal Services
b.
Assembly & Entertainment
c.
Banking & Financial Services
d.
Broadcast & Recording Studio
e.
Building & Home Repair Services
f.
Business Support Services
g.
Car-Share Parking
h.
Caterer/Wholesale Food Production
i.
Day Care Service
j.
Maintenance & Repair of Consumer Goods
k.
Gym or Health Club
l.
Funeral Home
m.
Health Care Provider
n.
Recreation Facility
o.
Vehicular Parking
4.
Eating & Drinking Establishments
The eating & drinking principal use category includes uses that prepare or serve food or
beverages for on- or off-site sale and/or consumption. The eating & drinking establishments
category does not include the sale of alcohol for off-site consumption. Drive-up and drive-
through service is prohibited. Outdoor cafe seating with table-service or self-service may be
provided according to Section 6.7.10.C. Outdoor Cafe Seating. The eating & drinking
establishment principal use subcategories are:
a.
Bar or Tavern
b.
Restaurant/Café/Bakery
5.
Lodging
The lodging principal use category includes uses characterized by visitor-serving facilities that
provide temporary lodging in guest rooms or guest units, for compensation. Ancillary facilities
for the exclusive use by guests including pools, limited storage, restaurants, bars, meeting
rooms, and offices are permitted. The lodging principal use subcategories include:
a.
Bed & Breakfast
b.
Hotel or Hostel
6.
Office
The office principal use category includes uses and activities that perform administrative,
professional, or clerical operations. The office principal use subcategories are:
a.
Shared Workspaces (to include Co-Working, Incubator, Accelerators, etc.)
b.
General Office
c.
Research & Development/Laboratory
7.
Residential
The residential principal use category includes uses that provide living accommodations for
one or more persons in a principal Building Type. The residential principal use subcategories
are:
a.
Household Living
b.
Group Living
8.
Retail
The retail principal use category includes activities involving the sale, lease, or rental of new
or used goods to the ultimate consumer. The retail principal use subcategories are:
a.
Building/Home Supplies & Equipment
b.
Consumer Goods
53
c.
Fresh Food Market/Grocery Store
9.
Urban Agriculture
The urban agriculture principal use category includes a range of food growing practices
including farming and the keeping of chickens and/or bees, but not other types of livestock.
Urban agriculture uses that are accessory to residential uses on the same lot are regulated by
§6.7.10.H.3. Urban Agriculture (Accessory Use Category). The urban agriculture principal use
subcategories are:
a.
Commercial Farming
b.
Community Farming
c.
Community Gardening
I.
Accessory Use Categories
1.
Home Occupations
The home occupations accessory use category includes limited business activities carried out
incidental to a household living principal use. Home occupations include, but are not limited to,
the office of an architect, attorney, engineer, instructor, realtor, sales representative, software
developer, teacher and their substantial equivalents that do not involve persons regularly
visiting the property for business purposes, but instead primarily involves the operator visiting
clients off-site. The following uses are not considered a home occupation: auto or appliance
repair, contractor’s shop or storage, barber shop, beauty parlors, commercial stables or
kennels, medical or dental office, body art, massage, or acupuncture. The home occupation
accessory use subcategories include:
a.
Creative Studio
b.
Family Day Care
c.
Home-Based Business
d.
Home Office
2.
Lodging
The lodging accessory use category includes any provision of temporary lodging to visitors for
compensation. The lodging accessory use subcategories are:
a.
Tourist Home
3.
Office
The office use category includes uses and activities that perform administrative, professional,
or clerical operations. The office accessory use subcategories are:
a.
Animal Housing for Research & Development/Laboratory
b.
Animal Research Facilities for Research & Development/Laboratory
4.
Urban Agriculture
The urban agriculture principal use category includes a range of food growing practices
including farming and the keeping of chickens and/or bees, but not other types of livestock.
The urban agriculture accessory use subcategories are:
a.
Apiculture
b.
Aviculture
c.
Commercial Farming
d.
Residential Gardening
5.
Vehicular Parking
The vehicular parking accessory use category includes any storage, for a limited period of
time, of operable motor vehicles. The vehicular parking accessory use subcategories are:
a.
Accessory Parking
b.
Car-Share Parking
J.
Use Tables
1.
Use categories, subcategories, and/or specific uses are identified in the first column of the use
table and zoning sub-districts are identified by name in the top row of the table.
2.
Permitted Uses (Y): Uses identified with a “Y” are permitted by-right in the zoning district
indicated upon the granting of a zoning permit certifying when conforming to all applicable
provisions of this Ordinance.
3.
Special Permit Uses (SP): Uses identified with an “SP” are permitted in the zoning district
indicated if granted a Special Permit. Uses permitted by special permit must comply with any
54
applicable use-specific standards in addition to all other applicable provisions of this
Ordinance.
4.
Prohibited Uses (N): Uses identified with an “N” are prohibited.
5.
Use categories not expressly listed on the use table are prohibited.
6.7.12
Development Standards
A.
Screening
1.
Loading Facilities
a.
Outdoor loading facilities, including all docks and areas used for the storage and
staging of materials must be screened from view by a wall or fully closed fence
between six (6) and twelve (12) feet in height, as necessary to sufficiently screen
delivery vehicles, and finished to contribute to the overall improvement of the public
realm.
b.
Loading areas facilities that are fully integrated into a building must be screened with a
solid opaque, self-closing door or gate finished to coordinate with the materials and
design of the screening wall or fence.
c.
Bay Loading facility doors are only permitted to be open during loading and unloading
activities.
2.
Service Areas
a.
Trash collection, trash compaction, recycling collection and other similar service areas
must be fully enclosed by a wall or fully closed fence at least six (6) feet in height with
self-closing access doors and finished to match the materials and design of the
principal building.
b.
Service areas that are fully integrated into a building must be screened with an
opaque, self-closing door or gate finished to coordinate with the materials and design
of the screening wall or fence.
3.
Mechanical Equipment
a.
Roof-Mounted
i.
Mechanical equipment and elevator/stairwell penthouses must be screened
from ground level view from Abutting properties, public thoroughfares (not
including excluding an Alley), and civic spaces by a parapet wall or other
screening structure.
ii.
Roof-mounted sustainable energy systems are exempt.
b.
Wall-Mounted
i.
Mechanical equipment may not be located on any facade.
ii.
Mechanical equipment on any surface that is visible from a public thoroughfare
(excluding an Alley) or civic space must be screened by landscaping or an
opaque screen constructed of the same materials as the principal building.
c.
Ground-Mounted
i.
Mechanical equipment that is visible from a public thoroughfare (excluding an
Alley) or civic space must be screened by landscaping or a wall finished to
contribute to the overall improvement of the public realm.
ii.
Screening must be of a height equal to or greater than the height of the
mechanical equipment being screened.
B.
Signs
1.
General Standards
a.
Address Signs
i.
A sign, individual numerals or letters, or a nonelectrical nameplate identifying
the property address is required for all real property as follows:
(a)
Each ground story non-residential use must identify the street address
either on the principal entrance door or above or beside the principal
entrance of the use.
(b)
All residential Building Types must identify the street address either on
the principal entrance door, above or beside the principal entrance, or
on a mailbox.
55
ii.
Address signs must be made easily visible through the use of colors or
materials that contrast with the background material they are attached to and
must be conspicuously located to provide visibility from the thoroughfare that
the building faces.
iii.
Address signs must be twelve (12) inches in height or less and may include the
name of the occupant.
b.
Exempt Signs
i.
The following signs are exempt from regulation under this Section:
(a)
A public notice or informational sign required by federal, state, or local
law, regulation, or ordinance and any special event, directional, or other
sign erected by a government agency or public utility in the performance
of public duty;
(b)
Names of buildings, dates of erection, commemorative tablets and the
like when carved into stone, made of cast metal, or other permanent
type of material;
(c)
Credit card, trading stamp, or trade association signs not exceeding
one-half (0.5) square feet each and not exceeding ten per
establishment;
(d)
A clock, thermometer, barbershop pole or similar device not part of a
permanent sign;
(e)
The flag of any nation, state, or City if displayed in a manner conforming
to the Flag Code (4 USC §5 (2011) et seq.);
(f)
Historic building identification;
(g)
Holiday signs and/or decorations, yard sale & garage sale signs;
(h)
Elections signs; and
(i)
Any sculpture, statue, relief, mosaic, or mural that is a work of art or
otherwise decorative and does not include a commercial message or
symbol.
c.
Prohibited Signs
i.
The following signs are prohibited:
(a)
Any sign that flashes, moves, blinks, rotates, simulates motion, features
electronic sign copy, or has illumination that changes intensity over time;
(b)
Signs that emit audible sounds, odors, or visible matter;
(c)
Signs attached to nature or landscape elements, including trees, rocks,
and fences;
(d)
The tacking, posting or otherwise affixing of signs to the exterior walls of
buildings and structures;
(e)
Signs that interfere with free passage from or obstructs any fire escape,
downspout, window, door, stairways, ladder, or opening intended as a
means of ingress or egress or to provide light or air;
(f)
Billboards or signs advertising goods or services not provided on the
premises;
(g)
Any sign and/or sign structure that obstructs the view of, is confusing
with, or imitates official traffic sign, signal, or device;
(h)
Inflatable signs, such as balloons and other gas inflated objects;
(i)
Sign structures that no longer contain signs;
(j)
Signs mounted to motor-vehicles that are not in operation, including
motor-vehicles painted or skinned to function as a sign; and
(k)
Outdoor advertising signs that are not compliant with M.G.L. Chapter
93, Section 29-33.
d.
Temporary Signs
i.
Unless otherwise specified, temporary signs are permitted for a maximum of
thirty (30) total days and do not require a zoning permit, but are subject to the
following standards:
56
(a)
Banner: A temporary sign that is printed or displayed upon flexible
material with or without frames, that identifies a new business or
advertises a special sale, event, or activity.
1.
One (1) banner sign no greater than forty (40) square feet is
permitted per lot frontage.
2.
Banners must be secured to a building facade along all four sides
at all times.
(b)
Construction Sign: A temporary sign intended to provide information
about current construction on a site and the parties involved in the
project.
1.
One (1) construction sign no greater than thirty-two (32) square
feet per side is permitted per development site.
2.
A construction sign may be erected only after issuance of a
building permit, and must be removed within two (2) days of
issuance of a certificate of occupancy.
(c)
Real Estate Sign:
1.
One (1) real estate sign no greater than twelve (12) square feet is
permitted per lot frontage.
2.
A real estate sign that advertises property for lease or sale may
be posted only for the duration the property is offered for lease or
sale, and must be removed within seven days of lease or closing.
e.
Sign Maintenance
i.
All signs, including nonconforming signs, together with any supports, braces,
anchors, and other supporting hardware, must be maintained in good condition.
Any damage to or deterioration of a sign must be repaired within 30 days of
receipt of notice from the Building Official.
ii.
When an existing sign is removed, replaced, or repaired, all supports, braces,
anchors, and other supporting hardware that is not longer required must be
removed, and any surfaces baring evidence of attachment must be repaired.
f.
Sign Removal
i.
Signs must be removed within 30 days of a user vacating a property.
g.
Sign Illumination
i.
Conforming signs may be illuminated according to the following:
(a)
General
1.
Illuminated signs indicating if a business is open must be turned
off except during the hours of operation.
(b)
External Illumination
1.
An externally illuminated sign is characterized by the use of
artificial light reflected off the surface of a sign.
2.
External light sources must be shielded so that they illuminate
only the face of the sign and do not shine directly onto a public
right-of-way or onto Abutting properties.
3.
Light fixtures that project from the facade of a building for
externally illuminated signs are exempt from setback
requirements, but should be simple and unobtrusive in design
and not obscure the sign content.
(c)
Internal Illumination
1.
An internally illuminated sign is characterized by the use of
artificial light projecting through or from behind the surface of a
sign.
2.
Channel letters may be internally lit or back-lit.
3.
Blade signs may be internally lit if the background is opaque or of
a darker color than the message of the sign and the lettering is
no more than 50% of the surface area of the sign
4.
Exposed neon is only permitted for wall or windows signs.
(d)
Raceways
57
1.
If a raceway is necessary, it cannot extend in width or height
beyond the area of the sign.
2.
A raceway must be finished to match the background wall or
canopy or integrated into the overall design of the sign.
2.
Sign Types
a.
Permitting
i.
Signs are permitted according to Table 6.7.10 (A)
Table 6.7.10 (B) Permitted Signs by Sub-District
Y = Permitted by Right
SP = by Special Permit
N = NOT Permitted
Use Category
Commercial Core
Mid-Rise 4
Mid-Rise 5
High Rise
Blade Sign
Y
Y
Y
Y
Wall Sign
Y
Y
Y
Y
Awning/Canopy Sign
Y
Y
Y
Y
Suspended Sign
Y
Y
Y
Y
Sidewalk Sign
Y
Y
Y
Y
Window Sign
Y
Y
Y
Y
Display Case
Y
Y
Y
Y
Vertical Blade/Banner Sign
SP
SP
SP
SP
Wall Mural
Y
Y
Y
Y
Roof Sign
SP
N
N
SP
b.
Special Permits
i.
In its discretion to approve or deny a Special Permit for a Vertical Blade/Banner
Sign or Roof Sign, the Planning Board shall consider the following:
(a)
Design of the sign as an effective means of communication.
(b)
Compatibility with the visual character of the surrounding area.
(c)
Appropriate sizing for the location.
(d)
The potential for adverse effects on nearby properties and pedestrian
and traffic safety.
c.
Dimensional Standards for Each Sign Type
i.
Each Sign Type must be designed according to Table 6.7.10 (B).
Table 6.7.10 (B) Sign Dimensional Standards
Blade
Sign
Wall
Sign
Awning/
Canopy
Sign
Sidewalk
Sign
Window
Sign
Display
Case
Vertical
Blade/
Banner
Sign
Wall
Mural
Roof/
Skyline
Sign
Size
Area
(max)
6 sf / side
40 sf
50% of
valance;
25% of
Awning
slope
6 sf / side
20% of
window
glass
6 sf
N/A
1000 sf
250 sf
Width
(max)
4 feet
N/A
N/A
2 feet
5 feet
3 feet
4 feet
50 feet
75% of
façade
width
Height
(min/max)
- / 3 feet
- / 4 feet
N/A
3 feet
3 feet
3 feet
10 feet
50 feet
15 ft
Thickness
(max)
6 inches
N/A
N/A
N/A
N/A
N/A
10 inches
N/A
N/A
Lettering
Width
(max)
N/A
75% of
sign width
N/A
N/A
N/A
N/A
75% of
sign width
N/A
N/A
Height
(max)
N/A
75% of
sign width
8 inches
on
valance;
N/A
18 inches
N/A
N/A
N/A
N/A
58
Blade
Sign
Wall
Sign
Awning/
Canopy
Sign
Sidewalk
Sign
Window
Sign
Display
Case
Vertical
Blade/
Banner
Sign
Wall
Mural
Roof/
Skyline
Sign
18 inches
on Awning
slope; 12
inches if
projecting
upward
from
canopy
Projection
from
Façade
(max)
N/A
6 inches
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Raceway
Height
(max)
N/A
50% of
letter
height
N/A
N/A
N/A
N/A
N/A
N/A
50% of
letter
height
Location
Height
Above
Sidewalk
8 feet
(min)
N/A
N/A
N/A
5 feet
(min)
4 feet
(min)
1 Story
(min)
1 Story
(min)
N/A
Projection
from
Facade
5 feet
N/A
N/A
N/A
N/A
N/A
6 feet
N/A
N/A
d.
Specific to Each Sign Type
i.
Blade Sign
(a)
A Blade Sign is small, two-sided sign that is attached to and projecting
perpendicularly from the facade of a building that identifies a
commercial establishment and viewed by pedestrians on the same side
of the street.
(b)
One (1) blade sign is permitted per ground floor tenant space.
(c)
Blade signs are prohibited for upper story businesses.
(d)
A blade sign must be located within ten (10) feet of the principal
entrance for the business it identifies.
(e)
A blade sign, including any support hardware, must be mounted below
the sills of the second story windows of multi-story buildings or below
the roofline, parapet wall, or cornice of a single-story building.
(f)
Any supports, braces, anchors, and other supporting hardware must be
integral to the design of the sign.
(g)
Information type is limited to business name and logo. Additional
information is prohibited.
ii.
Wall Sign
(a)
A wall sign is a sign that is attached flat or mounted parallel to the
facade of a building that identifies a commercial establishment and
viewed by pedestrians on the opposite side of street.
(b)
One (1) wall sign is permitted per ground story tenant space and are
only permitted for ground story businesses.
(c)
Internal illumination is prohibited.
(d)
Wall signs are prohibited from covering windows or architectural details.
(e)
No portion of a wall sign is permitted to extend above the roofline or
parapet wall of a flat roofed building.
(f)
No portion of a wall sign is permitted to extend above the cornice or
expression line of the base of a building.
(g)
Information type is limited to business name and logo. Additional
information is prohibited.
iii.
Awning/Canopy Sign
(a)
An Awning or canopy is a sign that is painted, screen-printed, sewn, or
adhered onto the surface of an Awning or attached above, below, or to
59
the face of an entry canopy that identifies a commercial establishment
and viewed by pedestrians on the opposite side of street.
(b)
Signs are not permitted on Awnings or canopies that do not conform to
the provisions of §6.7.10.C Building Components.
(c)
Signage located on the sloping portion of an Awning is only permitted
for storefronts where the typical area for a wall sign is missing.
(d)
Signage is prohibited on upper story Awnings and on the side of
Awnings with closed ends.
(e)
Information type is limited to business name, logo, and address.
Additional information is prohibited.
iv.
Sidewalk Sign
(a)
A Sidewalk sign is a portable, two-sided sign that is placed on the
sidewalk to identify a commercial establishment or advertise daily
specials or sales and viewed at close range by pedestrians on the same
side of the street.
(b)
One (1) sidewalk sign is permitted per ground floor tenant.
(c)
A sidewalk sign must be located within eight (8) feet of the principal
entrance for the business it identifies.
(d)
Sidewalk signs may be placed outdoors on site or on a public sidewalk
during business hours and must be removed when the business is
closed.
(e)
Sidewalks signs displayed on a public sidewalk are prohibited from
encroaching into the walkway of the sidewalk or interfering with
pedestrian travel in any way.
(f)
A sidewalk sign must be vertically oriented, with a height greater than its
width and made of wood, metal, or slate (chalkboard).
(g)
A sidewalk sign is not permitted to be illuminated or contain any
electronic components.
(h)
A sidewalk sign may not be placed outdoors when high winds, heavy
rain, or heavy snow conditions are present. The Department Public
Works may remove a sidewalk sign during snow removal operations,
and is not liable for damage to a sidewalk sign caused by snow removal
operations.
v.
Window Sign
(a)
A window sign consists of individual letters, numerals, or a logo applied
directly to the inside of a window or door to identify a commercial
establishment and viewed at close range by pedestrians.
(b)
One (1) window sign is permitted per window.
(c)
Windows signs must be applied directly to inside of the windows glass,
at or above eye level, and have a transparent background.
(d)
Information type is limited to business name, logo, hours of operations,
and product types. Additional information is prohibited.
vi.
Display Case
(a)
A display case is a wall mounted, lockable, framed cabinet with a
transparent window to display a changeable menu or list of event show
times and is viewed at close range by pedestrians.
(b)
One (1) display case is permitted per tenant.
(c)
Display cases must be attached to the facade or wall of a recessed
storefront entrance.
(d)
Display cases may be internally or externally illuminated.
vii.
Vertical Blade/Banner Sign
(a)
A vertical blade/banner sign is a tall, narrow, two-sided sign that is
attached to and projecting perpendicularly from the facade of a building
that identifies a commercial establishment and is viewed by pedestrians
and motorists from a distance.
60
(b)
One (1) vertical blade/banner sign is permitted for each Architectural
Bay of a building, up to four (4) vertical blade/banner signs in total.
(c)
No portion of the sign may project above the roofline of the facade to
which it is attached.
(d)
Information type is limited to business name and logo. Additional
information is prohibited.
viii.
Wall Mural
(a)
A wall mural is a sign that is directly painted on to the exterior wall of a
building or screen printed, sewn, or adhered onto a canvas-like material
that is mounted flush with the facade of a building that identifies a
commercial establishment and is viewed by pedestrians and motorists
from a distance.
(b)
One (1) wall mural is permitted per façade.
(c)
Lettering or logos must be limited to no more than twenty percent (20%)
of the surface area of the wall mural.
(d)
Only external illumination is permitted.
ix.
Roof Sign
(a)
A roof sign is a sign erected on the roof or mounted to the uppermost
horizontal architectural band of a building to identify the name of the
building or primary tenant, is viewed by pedestrians and motorists from
a distance, and serves as an icon for the building.
(b)
Roof/skyline signs are only permitted on high-rise buildings.
(c)
No portion of a roof/skyline sign is permitted to extend below the start of
highest story of a building or above the roofline, parapet wall, or cornice
of the top portion of a facade and is prohibited from covering windows or
architectural details.
(d)
Only internal illumination is permitted.
(e)
Information type is limited to building or primary tenant name. Additional
information is prohibited.
C.
Outdoor Café Seating
1.
General
a.
Outdoor cafe seating is permitted as an Ancillary activity of any Eating & Drinking
Establishment.
b.
The operator of the outdoor cafe seating is responsible for the proper maintenance of
the cafe area at all times, including proper disposal of all trash generated.
2.
Applicability:
a.
This section is applicable to all outdoor cafe seating located in a frontage or on a
public sidewalk.
3.
Café Area Dimensions
a.
Outdoor cafe seating areas must be between six (6) feet and fifteen (15) feet in depth
from the facade the building.
b.
A minimum four (4) foot wide clear path of access must be maintained to the principal
entrance.
c.
Outdoor cafe seating must be located Adjacent to and may not extend beyond the
establishment it serves.
d.
Outdoor cafe seating areas must comply with applicable sidewalk standards of Section
6.7.8 Urban Design Standards.
4.
Furniture
a.
Furnishings may only consist of moveable tables, moveable chairs, moveable
umbrellas, required enclosures, and portable or mounted heaters.
b.
All furnishing must be commercial grade and manufactured for outdoor use of safe,
sturdy, and durable materials, such as dense wood, steel, or wrought iron.
c.
When not intended for use during the winter months, outdoor cafe furnishings must be
removed and stored indoors.
d.
Tables and chairs for each establishment must match in material and style.
e.
Tables larger than three (3) feet six (6) inches in width or diameter are not permitted.
61
f.
Standing or stooled table ledges, if provided, must be eighteen (18) inches in depth.
g.
Heaters are encouraged to extend the use of outdoor cafe seating during colder
weather. The following standards apply:
i.
Heating fixtures require approval by the Fire Department
ii.
Heaters may be freestanding or mounted to the underside of an Awning.
iii.
Portable heaters must be stored indoors when the business is closed.
h.
Host stands should complement the chairs and tables in material and style.
5.
Weather Protection
a.
Awnings or individual table umbrellas are encouraged to provide protection from the
weather.
i.
Awnings must be secured to a storefront or other exterior wall of a building.
ii.
Awnings and umbrellas should be canvas or other non-vinyl material.
iii.
Awnings and umbrellas should provide shade for at least fifty percent (50%) of
the outdoor cafe seating when provided.
b.
Vertical wind breaks may be provided on each end of the cafe area, provided that the
wind break is attached to and fits completely under an Awning.
c.
Any necessary frames or supports for Awnings or windbreaks are permitted.
6.
Enclosures
a.
The perimeter of outdoor cafe seating areas must be defined and enclosed on all sides
by any combination of metal fencing, bollards and chain, or planters.
b.
Metal Fencing
i.
Fencing must be thirty-six (36) inches or less in height.
ii.
The maximum gap permitted between fence segments is four (4) inches.
c.
Bollards & Chain
i.
Metal or wooden bollards must be thirty-six (36) inches or less in height.
ii.
Bollards may be linked with rope or chain that hangs no less than thirty (30)
inches from the ground at its lowest point.
d.
Planter Boxes
i.
Planters or planter enclosures must be between eighteen (18) inches and
twenty-four (24) inches in height.
ii.
The combined height of planters and live plants must not exceed four (4) feet
from sidewalk grade.
iii.
Healthy, living plants are required.
iv.
Planters and flower boxes must be made of safe, durable materials
manufactured for outdoor use.
6.7.13
Parking & Loading
A.
Motor Vehicle Parking
1.
Purpose
a.
To ensure that off-street motor vehicle parking is provided in a manner consistent with
the adopted MASTER PLAN of the City of Somerville, the UNION SQUARE NEIGHBORHOOD
PLAN, existing policy plans and standards established by the City.
b.
To ensure off-street motor vehicle parking in the Commercial Core and High-Rise
districts is established as a shared resource from which other buildings and uses draw
upon.
c.
To permit accessory parking for residents and employees in the Mid-Rise districts in
support of small businesses and housing intended for families.
d.
To primarily utilize on-street parking for retail and commercial service uses.
e.
To establish parking policies that support transit oriented development and a walkable,
human-scaled urban environment.
f.
To encourage the use of public transportation, bicycling, and walking in lieu of motor
vehicle use when a choice of travel mode exists.
g.
To un-bundle the cost of off-street parking from the cost of housing, so that housing in
Somerville is more affordable.
h.
To minimize the impact of sidewalk interruptions and conflict points on the walkability
of the public realm.
62
2.
Parking Maximum
a.
The maximum number of off-street parking spaces serving development within the
USOD may not exceed one thousand five hundred (1,500) spaces.
i.
The maximum number of parking spaces may be exceeded with the payment
of a fee. The Planning Board shall establish a fee schedule based on the
recommendations of the Director of Transportation & Infrastructure in relation
to the estimated cost to build structured parking and the cost of offsetting the
various impacts of providing parking that exceeds anticipated demand.
3.
Mid-Rise Districts
a.
No minimum off-street motor vehicle parking is required, but development may
voluntarily elect to provide off-street motor vehicle parking as an Accessory use
according to market demand, except as follows:
i.
Off-street motor vehicle parking for customers of retail or eating & drinking
establishment uses is prohibited, but may be provided for employees.
b.
Off-street parking may be provided as surface, structured, or underground parking.
c.
Off-street motor vehicle parking spaces must be rented or leased as an option rather
than a requirement of the rental, lease, or purchase of a dwelling unit or non-
residential floor space.
4.
Commercial Core and High-Rise Districts
a.
No minimum off-street motor vehicle parking is required, but development may
voluntarily elect to provide off-street motor vehicle parking as a Vehicular Parking
Commercial Service principal use according to market demand, except as follows:
i.
Off-street motor vehicle parking for customers of retail or eating & drinking
establishment uses is prohibited, but may be provided for employees.
b.
Off-street motor vehicle parking spaces may be provided in an underground facility, a
Lined Parking Garage, or structure attached to a Mid-Rise Podium Tower building
type. Off-street motor vehicle parking spaces may be provided as a surface parking lot
on a revolving two (2) year basis by Special Permit.
i.
In its discretion to approve or deny an interim surface parking lot, the Planning
Board shall consider the following:
(a)
The review considerations for all Special Permits as specified in Section
5.1 Special Permits;
(b)
Documented un-met demand for parking;
(c)
The development schedule and phasing for development subject to a
Coordinated Development Plan;
(d)
The capacity of the local thoroughfare network providing access to the
site; and
(e)
The impact of the parking lot impact on pedestrian, bicycle, and motor
vehicle traffic and circulation patterns in the neighborhood.
c.
Off-street motor vehicle parking spaces must be made available for rent or lease to the
public, twenty-four (24) hours per day, seven (7) days per week.
d.
Off-street motor vehicle parking spaces must be rented or leased as an option rather
than a requirement of the rental, lease, or purchase of a dwelling unit or non-
residential floor space.
e.
Off-street motor vehicle parking spaces may be rented or leased through various
offerings including, but not limited to, monthly passes, overnight passes, daily rates
(weekday and weekend), or hourly fees at the discretion of the facility operator, except
as follows:
i.
Up to three hundred (300) off-street motor vehicle parking spaces may be
provided as “reserved” parking for the exclusive use by a specific motor
vehicle(s) and unoccupied when not in use by that specific motor vehicle(s).
(a)
The maximum number of “reserved” spaces may be exceeded with the
payment of a fee. The Planning Board shall establish and annually
update a fee schedule based on the recommendations of the Director of
Transportation & Infrastructure in relation to the estimated cost to build
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structured parking and the cost of offsetting the impact of unshared
parking.
(b)
Reserved spaces must be subject to a price premium that reflects the
under-utilization of that space as a shared resource that is no less than
two hundred percent (200%) of the demonstrated market rate for a
parking space reserved for a similar time period within a reasonable
market radius.
(c)
Car-share parking spaces are exempt.
5.
Adjustments
a.
The maximum number of off-street parking spaces serving development within the
USOD (§6.7.13.1) and the maximum number of “reserved” spaces for the exclusive
use by a specific motor vehicle(s) beyond the hours when that motor vehicle(s) is
parked in said space(s) (§6.7.13.3.b.i) may be increased by Special Permit.
i.
In its discretion to approve or deny a Special Permit authorizing an increase in
the maximum number of off-street parking spaces serving development within
the USOD or the maximum number of “reserved” spaces for the exclusive use
by a specific motor vehicle(s) beyond the hours when that motor vehicle(s) is
parked in said space(s) the Planning Board the Planning Board shall may make
the following findings approve the Special Permit application only upon finding
the following:
(a)
That the findings for all Special Permits specified in Section 5.1 Special
Permits have been met; and
(b)
That the amount of commercial floor space included in a an approved
Coordinated Development Plan Special Permit has resulted in an
increase in the estimated parking demand necessary for the full build
out of the project.
6.
Annual Reporting
a.
Parking facility operators must submit an annual report to validate continued
compliance with the provisions of this Section. The Planning Board shall establish
standards for monitoring and annual reporting based on the recommendations of the
Director of Transportation & Infrastructure.
B.
Standard for All Off-Street Motor Vehicle Parking
1.
Additional Standards
a.
All curb cuts, driveways, parking spaces, and parking lots must comply with the
applicable provisions of Chapter 11, Article II, Sec. 11-33 Driveway Construction of
The Code of Ordinances, City of Somerville, Massachusetts.
2.
Setbacks
a.
All off-street parking, including surface and structured parking, but excluding
underground parking, must be located at or behind the required parking setback as
indicated for each Building Type.
3.
Access
a.
All off-street parking must have direct access to a public thoroughfare from an Alley,
driveway, maneuvering aisle, or permanent access easement.
b.
If an Alley is provided, all off-street parking must be accessed from the Alley.
4.
Design Standards
a.
See §9.9 Driveways, Access & Lighting Requirements, §9.10 Landscape & Screening,
§9.11 Dimensions of Parking Space and Maneuvering Aisles, and §9.12 Dimensions
of Loading Bays of this Ordinance.
5.
Structured Parking
a.
Access
i.
Off street motor vehicle parking in an underground facility, a Lined Parking
Garage, or structure attached to a Mid-Rise Podium Tower building type must
have a separate lobby from the lobby providing access to other principal uses.
The lobbies may provide access to each other through and internal door, so
long as the lobby dedicated to the off-street parking provides pedestrian access
directly to a sidewalk or publically accessible walkway.
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b.
Design & Construction
i.
Emissions from any structured parking facility shall not violate any state or
federal ambient air quality standards.
ii.
Unless setback by space designed for occupancy by non-parking uses, the
facade of any story of a building occupied by motor vehicle parking must be
designed as follows:
(a)
Fenestration and facade openings must be vertically and horizontally
aligned and all floors fronting on the facade must be level (not inclined).
(b)
The facade must include windows of transparent or translucent, but non-
reflective, glass or openings designed to appear as windows for
between twenty percent (20%) and fifty percent (50%) of the wall area of
each floor.
(c)
Windows must be backlit during evening hours and internal light sources
must be concealed from view from public sidewalks.
(d)
The facade area masking the floors occupied by motor vehicle parking
must be seamlessly integrated into the architectural design of the
building’s facade.
6.
Curb Cuts
a.
One (1) curb cut is permitted per front lot line.
b.
Curb cuts must be located to minimize conflict with pedestrians, bicyclists, and motor
vehicles on the thoroughfare they provide access to and from.
c.
Curb cuts may be no wider than the driveway or vehicular entrance they serve,
excluding flares or returned curbs.
7.
Driveways
a.
Driveways and vehicular entrances to off-street parking must be between eighteen
(18) and twenty-four (24) feet in width at the frontage.
8.
Driveway and Alley Crossings
a.
Driveway crossings traversing sidewalks with paved furnishing zones must be
designed to maintain the grade and clear width of the walkway they cross and must
include sloped flares on either side of the driveway apron.
b.
Driveway crossings traversing sidewalks with continuously planted furnishing zones
must be designed to maintain the grade and clear width of the walkway they cross and
must include returned curbs.
c.
The appearance of any walkway (ie. scoring pattern or special paving) must be
maintained across any driveway or Alley to indicate that, although a vehicle may cross,
the area traversed by a vehicle remains part of the sidewalk.
C.
Bicycle Parking
1.
Purpose
a.
To encourage and support the use of bicycles as a viable transportation option
throughout the city and promote the use of bicycles at a rate that will help to achieve
the mode share goals of the MASTER PLAN of the City of Somerville.
b.
To provide long-term bicycle parking intended for residents or employees that provides
security and protection from the weather.
c.
To provide short-term bicycle parking intended for customers of a business or visitors
to a residence that provides a convenient and readily accessible place to park
bicycles.
d.
To establish design standards so that bicycles can be securely locked without undue
inconvenience and be reasonably safeguarded from intentional or accidental damage
when parked.
2.
Required Spaces
a.
The minimum number of bicycle parking spaces required for each principal use
category is specified on Table 6.7.12.
Table 6.7.12 Required Bicycle Parking
SF – Gross Leasable Square Footage
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DU – Dwelling Unit
Use Category
Short-Term (min)
Long-Term (min)
Arts & Creative Enterprise
1.0 / 10,000 sf
1.0 / 3,000 sf
Civic & Institutional
1.0 / 3,000 sf
1.0 / 7,500 sf
Commercial Services
1.0 / 2,500 sf
1.0 / 10,000 sf
Eating & Drinking
Establishments
1.0 / 1,000 sf
1.0 / 5,000 sf
Lodging
1.0 / 20 rooms
1.0 / 10 rooms
Office
(R&D/Lab)
1.0 / 20,000 sf
1.0 / 3,000 sf
(1.0 / 5,000 sf)
Residential
0.1 / DU
1.0 / DU
Retail
1.0 / 2,500 sf
1.0 / 10,000 sf
b.
When there is more than one principal use of real property, the required bicycle
parking is the sum of the required parking for the individual uses.
c.
There is no individual bicycle parking requirement for accessory uses. However, if the
required number of bicycle parking spaces on Table 6.7.12 is based on square
footage, the net floor area of any accessory use(s) on a lot is added to the gross
leasable floor area of the principal use to determine the required number of spaces.
d.
Provided bicycle parking may include the actual spaces located within the lot and/or
along the corresponding lot frontage when bicycle parking is installed within the
furnishing zone of the sidewalk of an Abutting public thoroughfare according to the
following:
i.
Bike racks may be installed within the furnishing zone of a sidewalk of an
Abutting public thoroughfare.
ii.
In lieu of a separate bike rack, a hoop may be affixed to a parking meter, with
approval from the Director of Traffic and Parking.
e.
The number of bicycle parking spaces, not the number of bicycle parking fixtures, is
used to determine compliance; i.e. a bicycle rack designed for parking two bicycles is
counted as two bicycle parking spaces.
f.
Existing bicycle parking must be maintained for the building, structure, or use which it
was designed to serve, so long as the building, structure, or use exists and the parking
is required by this Ordinance.
g.
Bicycle parking must be maintained exclusively for the parking of bicycles and not for
the storage of other objects.
h.
Bicycle parking must be available for use at all times when the associated principal
use is in operation, except when access may be restricted for necessary maintenance
from time to time.
3.
Short-Term Bicycle Parking
a.
Short-Term Bicycle Parking may be provided in any combination of bicycle racks
and/or bicycle lockers.
b.
Racks that are double height or require hanging of a bicycle are prohibited for Short-
Term Bicycle Parking.
c.
Short-Term Bicycle Parking must be provided outside of a principal building and within
fifty (50) feet of the principal entrance of the use served by the parking.
d.
Short-Term Bicycle Parking must be at the same grade as the Abutting sidewalk or at
a location that can be reached by an accessible route from the sidewalk that is a
minimum of five (5) feet wide, with no steps and a six percent (6%) slope or less.
e.
Bike racks may be installed within the furnishing zone of a sidewalk of an Abutting
public thoroughfare provided that an encroachment permit is granted by the Board of
f.
Aldermen. A rack may also consist of a hoop affixed to a parking meter, with approval
from the Director of Traffic and Parking.
g.
Any required Short-Term Bicycle Parking provided in a structure or under cover must
be:
i.
Provided at ground level;
ii.
Provided free of charge;
iii.
Clearly marked as bicycle parking;
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iv.
Separated from vehicle parking by a physical barrier to minimize the possibility
of parked bicycles being hit by a vehicle; and
v.
Co-located in relative proximity to the nearest vehicular parking spaces.
4.
Long-Term Bicycle Parking
a.
Long-Term Bicycle Parking may be provided through any combination of racks or
lockers.
b.
Long-Term Bicycle Parking must be provided in a well-lit, secure location within the
same building as the use the parking is intended to serve or within an accessory
structure located within two-hundred (200) feet of the principal entrance of the building.
c.
To provide security, Long-Term Bicycle Parking must either be:
i.
In a locked room;
ii.
In an area that is enclosed by a fence with a locked gate. The fence must be
either 8 feet high, or be floor-to-ceiling;
iii.
Within view of an attendant or security guard;
iv.
In an area that is monitored by a security camera; or
v.
In an area that is visible from employee work areas.
d.
All required Long-Term Bicycle Parking spaces must be designed to provide
continuous shelter from the elements.
e.
Long-Term Bicycle Parking serving multiple uses may be combined into a single area
or accessory structure.
f.
Where Long-Term Bicycle Parking is located Adjacent to motor vehicle parking or
loading facilities, a physical barrier must be provided to prevent potential damage to
bicycles by other vehicles.
g.
When twenty (20) or more Long-Term Bicycle Parking spaces are provided, a
minimum of five percent (5%) of the spaces must be three (3) feet by eight (8) feet in
size to accommodate tandem bicycles or bicycles with trailers.
h.
No more than twenty-five (25%) of Long-Term Bicycle Parking space may be provided
as racks that require bicycles to be hung or lifted off the ground or floor.
5.
Standards for All Bicycle Parking
a.
General
i.
All bicycle parking must be designed and constructed in accordance the
provisions of this section and with the City of Somerville’s Bicycle Parking
Guide. Additionally, the latest version of the Association of Pedestrian and
Bicycle Professionals Bicycle Parking Guidelines may be referenced for
guidance.
ii.
Bicycle parking must be provided at no cost or fee to customers, visitors,
employees, tenants, and residents.
b.
b. Size & Layout
i.
Each bicycle parking space must be two (2) feet by six (6) feet in size or the
minimum required by the manufacturer of a bicycle rack or locker, whichever is
more.
c.
c. Access
i.
Areas designed for bicycle parking spaces must have a hard, stabilized
surface.
ii.
Bicycle parking spaces must have at least one (1) access aisle at least five (5)
feet wide to allow room for maneuvering. This access aisle must be kept free
from obstructions.
iii.
Bicycle parking spaces must be accessible without moving another bicycle or
lifting or carrying a bicycle over any steps or stairs.
iv.
Outdoor access routes must be appropriately lighted to allow for safe nighttime
use.
d.
Weather Protection
i.
When provided, weather protection must be permanent, designed to protect
bicycles from rainfall, and provide no less than seven (7) feet of clearance
above ground level.
e.
Bicycle Racks
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i.
All bike racks must:
(a)
Be a fixed-in-place stand that is securely anchored to the ground;
(b)
Provide support to the bicycle frame, allowing it to stand upright without
the use of a kick-stand, and prevent the bicycle from falling over;
(c)
Be configured to provide two points of contact to allow locking of the
frame and at least one wheel with a user-provided locking device;
(d)
Be constructed of materials that resist cutting, rusting, bending, or
deformation; and
(e)
Be arranged in rows (with bicycles parked side-by-side) or in alignment
(with bicycles parked end-to-end).
f.
Bicycle Lockers
i.
All bicycle lockers must:
(a)
Be securely anchored to the ground;
(b)
Be configured to provide support to the bicycle, allowing it to stand
upright without the use of a kick-stand, and
(c)
Be secured by means of a lockable door or, alternatively, configured
internally to allow locking of the frame and at least one wheel with a
user-provided locking device;
g.
Signage
i.
If required bicycle parking is not visible from the street or principal entrance(s),
a sign must be posted at the principal entrance(s) indicating the location of the
parking. The D4-3 sign from the Manual on Uniform Traffic Control Devices
(MUTCD) is recommended.
6.
Alternative Compliance
a.
The provisions of §6.7.13.C Bicycle Parking may be modified by Special Permit to
accommodate alternative technologies and methods for providing bicycle parking.
i.
In its discretion to approve or deny a Special Permit to modify the provisions of
§6.7.13.C Bicycle Parking, the Planning Board shall consider the following:
(a)
The review considerations for all Special Permits as specified in Section
5.1 Special Permits.
(b)
The ability of alternative technologies and methods of bicycle parking to
provide equal or greater benefits to bicycle users.
D.
Service Access
1.
Loading Facilities
a.
General
i.
Buildings providing space for uses that regularly receive or distribute large
quantities of goods must provide loading facilities as required by the Director of
Traffic and Parking. Loading facilities must be of sufficient quantity to
adequately serve the intended use(s).
ii.
The Director of Traffic and Parking may authorize the use of an Alley for
loading activities in lieu of requiring a separate on-site loading facility.
iii.
Loading and unloading activities are not permitted within a public thoroughfare
except in a loading zone during permitted hours designated by the Director of
Traffic and Parking.
b.
Design & Construction
i.
Loading facilities, including all docks and areas used for the storing and staging
of materials being transported to or from the site, must be fully enclosed within
a building or located to the side or rear of buildings and screened from view
from any public thoroughfare (excluding Alleys) or civic space according to
§6.7.12.A Screening.
ii.
Common loading facilities may be shared by two or more buildings or multiple
uses within the same building with the approval of the Director of Traffic and
Parking.
c.
Neighborhood Compatibility
i.
Loading and unloading activities may not encroach on or interfere with the use
of sidewalks, drive aisles, or parking areas, or public thoroughfares.
68
ii.
Maneuvering aisles and driveways may serve both required parking and
loading bays if they meet the design needs of each activity. Loading facilities
requiring vehicles to back in from a public thoroughfare are permitted.
iii.
Loading and unloading activities for lots Abutting the NR or UR districts are
limited to the hours of the day between 7:00 a.m. and 10:00 p.m. All loading
docks on these lots must be signed to indicate, “no idling”.
2.
Service Areas
a.
General
i.
Trash collection, trash compaction, recycling collection and other similar
service areas must be fully enclosed within a building or located to the side or
rear of the buildings and be effectively screened from view from any public
thoroughfare (excluding Alleys), civic space, or Abutting properties in the NR or
UR zoning districts according to §6.7.12.A Screening.
6.7.14
Mobility Management
A.
Purpose
1.
To improve transportation options available to travelers, promote the use of efficient travel
modes, and reduce the need to travel.
2.
To decrease vehicular air pollutant emissions, conserve energy resources, and reduce
ambient noise levels by reducing vehicular trips, total vehicle miles traveled, and traffic
congestion within the city.
3.
To reduce automobile dependence and the associated costs of owning, operating, and
maintaining a motor vehicle.
4.
To decrease costs associated with the construction, repair, maintenance, and improvement of
city thoroughfares and parking facilities.
5.
To decrease the cost of traffic enforcement and promote traffic safety.
6.
To reduce the demand for parking facilities and increase the capacity and efficiency of existing
transportation infrastructure.
7.
To support a fiscal return on federal, state, and local financial investment made in public
transportation infrastructure by increasing ridership of public transportation services.
8.
To incorporate transportation planning considerations into development review.
9.
To encourage the establishment of Mobility Management Associations (MMA’s) within the city.
B.
Applicability
1.
This section is applicable to the following:
a.
all non-residential development greater than fifty thousand (50,000) gross square feet
in total floor area;
b.
all non-residential uses, including the City of Somerville, that have a permanent place
of business within the city and fifty (50) or more employees or students;
c.
all multi-tenant buildings with non-residential uses that in combination have over fifty
(50) employees or students in total;
d.
all residential development of more than twenty (20) dwelling units;
e.
any Vehicular Parking Commercial Services use;
f.
any alteration, expansion, reconstruction, extension, or structural change to an existing
parking facility that causes an increase in the number of parking spaces;
g.
the change in use of a parking facility from accessory vehicular parking to non-
accessory vehicular parking.
C.
Voluntary Participation
1.
Uses and property owners not subject to the provisions of this Section are encouraged to
implement mobility management programs and services voluntarily.
D.
Mobility Management Plan
1.
Prior to the approval of any design & site plan or special permit and prior to the issuance of
any building permit, certificate of occupancy, business license, or other permit, a mobility
management plan demonstrating compliance to the provisions of this section must be
approved by the Director of Transportation & Infrastructure.
69
2.
Mobility management plans must be developed to minimize the amount of parking demand
associated with development, reduce single-occupant vehicle trips, and meet the policy plans
and standards established by the City.
3.
Mobility management plans must identify existing site based parking and travel conditions,
proposed mobility management programs & services, implementation schedule, and targets
and benchmarks for performance review. The Planning Board shall establish standards for the
submittal of Mobility Management Plans based on the recommendations of the Director of
Transportation & Infrastructure.
4.
The mobility management plan should be consistent with and contribute to the achievement of
the comprehensive master plan of the City of Somerville in accordance with the purpose of
this section.
E.
Annual Reporting
1.
Property owners and employers must submit an annual report to validate continued
compliance with the provisions of this section. The Planning Board shall establish standards
for monitoring and annual reporting based on the recommendations of the Director of
Transportation & Infrastructure.
2.
A statistically valid survey of employees and/or residents is required to ascertain the level of
success of implemented programs, services, incentives, and other measures in accordance
with the purpose of this section. The costs associated with any survey shall be borne by the
business or property owner.
F.
Mobility Management Associations
1.
Mobility Management Associations are organizations formed to help individual uses and
property owners collectively implement and administer the programs and/ or services required
by this Section.
2.
A representative from an approved Mobility Management Association may jointly represent
uses and/or property owners subject to the provisions of this Section in place of a required on-
site transportation coordinator.
G.
Required Programs & Services
1.
The following programs and/or services are required for all non-residential uses:
a.
Annual Mobility Education Meeting
b.
Distributed Information
c.
Guaranteed Ride Home Program
d.
On-Site Transportation Coordinator
e.
Posted Information
f.
Preferential Parking Locations for Carpool/Vanpool
g.
Qualified Transportation Fringe Benefits
h.
Unbundled Parking
2.
The following programs and/or services are required for all residential uses:
a.
Distributed Information
b.
Posted Information
c.
Unbundled Parking
3.
The following programs and/or services are required for Vehicular Parking Commercial
Service uses:
a.
Posted Information
H.
Standards for Programs & Services
1.
Transportation management plans may include, but are not limited to, any or all of the
following:
a.
Financial Incentives
i.
Car-Sharing/Bike-Sharing Memberships: Full or partial employer-funded
monthly membership for local car-sharing and/or bike-sharing services.
ii.
Parking Cash-Out Program: An employer-funded cash payment made available
to employees who choose not to use a parking space in an employer
subsidized parking lot or facility.
b.
Shared Vehicle Services
i.
Bikes at Work: Bicycles available on-site during the workday for employee
business and personal use.
70
ii.
Bike Share Station: Bike sharing vehicles available on-site for public use.
iii.
Car Share Vehicle(s): On-site parking spaces provided at no cost for car-
sharing vehicles.
iv.
Fleet Vehicle(s): Company fleet vehicle(s) available on-site during the workday
for employees that carpool, vanpool, bike, walk, or take transit.
(a)
Guaranteed Ride Home Program: An employer subsidized ride home for
employees that carpool, vanpool, bike, walk, or take transit.
1.
Transportation must be provided to an employee for:
i.
Emergency situations of the employee or a family member;
ii.
Illness of the employee or a family member;
iii.
Unscheduled overtime; and
iv.
Bicycle damage.
2.
Availability of service may be restricted to no less than four (4)
times per calendar year.
(b)
Ride Matching Services: A no cost service to help employees interested
in carpooling locate other interested carpoolers with similar schedules,
routes, and destinations.
(c)
Shuttle Services: Smaller buses or vans providing transportation for
employees between places of work and/or transit stations.
(d)
Visitor Commute Support: Full or partially funded daily transit passes or
daily memberships for local car-sharing and/or bike-sharing services.
c.
Alternative Schedules
i.
Flexible Work Hours: Compressed workweeks, flexible work hours, and/or
staggered work shifts.
ii.
Teleworking: Policies to permit and encourage employees to work from home
or off-site.
d.
Marketing & Education
i.
Bike Commuting Training: Classes (education and hands-on training) to
encourage employee bike commuting offered on-site or through a 3rd party
provider.
ii.
Distributed Information: Printed materials issued annually to all tenants and
employees, and to new employees and/or tenants at the time of hire or
occupancy, providing the following information:
(a)
Current maps identifying station locations, routes, and schedules for
public transit serving the site;
(b)
Bicycle route and facility information, including regional/local bicycle
maps;
(c)
A listing of facilities available for carpoolers, vanpoolers, bicyclists,
transit riders and pedestrians at the site.
iii.
On-Site Transportation Coordinator: a person with the responsibility to
implement and administer the programs and/or services of an approved
Mobility Management Plan and serve as a point of contact to the City of
Somerville.
iv.
Posted Information: A bulletin board, display case, or kiosk located in a building
lobby, common area, and/or other conspicuous location displaying the following
information:
(a)
Current maps identifying station locations, routes, and schedules for
public transit serving the site;
(b)
Bicycle route and facility information, including regional/local bicycle
maps;
(c)
A listing of facilities available for carpoolers, vanpoolers, bicyclists,
transit riders and pedestrians at the site.
v.
Transportation Signage: Wayfinding providing directions to and clearly
identifying transportation facilities such as transit stations, bus stops, bicycle
parking, carpool spaces, etc.
e.
Parking Management
71
i.
Charging for Employee Parking: Elimination of existing subsidies for off-site
employee parking and/or charging for on-site employee parking.
ii.
Demand-Responsive Pricing: Adjustable hourly rates charged for employee or
customer parking to manage parking availability.
iii.
Parking Lease Adjustments: Rental of parking spaces on a monthly rather than
yearly basis.
iv.
Preferential Parking for Carpool/Vanpool: Parking spaces located in a
preferential location and reserved for registered carpool and vanpool vehicles.
v.
Shared Parking: Parking spaces shared by two (2) or more uses when the
peak needs of each use occur at different times.
vi.
Unbundled Parking: Parking spaces rented, leased, or sold as an option rather
than a requirement of the rental, lease, or purchase of a dwelling unit or non-
residential floor space.
f.
On-Site Services
i.
Bicycle Repair Station: On-site bike repair station or room available for
residents or employees.
ii.
Child Care: The caring for and supervision of children available on site for
employees.
iii.
Concierge Services: an employee of an Ancillary, hotel or office building a
building or use providing services to residents or employees.
iv.
On-Site Transit Pass Sales: Retail sales of public transportation passes.
2.
Programs and services not listed may be proposed as part of any mobility management plan.
I.
Enforcement
1.
In accordance with §3.1.8 Violations and Penalties, each employee or resident shall be
considered a separate offense for development not in compliance with the provisions of this
Section 6.7.14 Mobility Management.