22.056 An Ordinance Relative to Form-Based Zoning - Amend Ch. 350 to Add Sections 21, 22 - Certified
Table of Contents
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Table of Contents
Character-Based Zoning Standards
§350-21. Character-Based Zoning: Rules
for All Character-Based Districts .................... 1
§350-21.1. Purpose and Intent ...................................... 1
A. Purpose. ............................................................. 1
B. Intent .................................................................. 1
§350-21.2. Organization, Applicability, Interpretation .. 2
A. Organization of the Character-Based Zoning
Sections (§350-21 and §350-22) ................................ 2
B. Applicability ........................................................ 3
C. Meaning and Interpretation of Text and
Graphics ..................................................................... 3
§350-21.3. Zones and Zoning Map ................................ 4
A. Character-Based Zoning Districts ....................... 4
B. Zoning Map ........................................................ 4
§350-21.4. General Standards for Character-Based
Zoning Districts .............................................................. 4
A. Overview ............................................................ 4
§350-21.5. Overview of Public Realm ............................ 5
A. Purpose .............................................................. 5
B. Applicability ........................................................ 5
C. Diagram of Public Realm Zones ......................... 5
D. Dimensions and Standards, Overview ............... 6
E. Vehicle Throughway ........................................... 6
F. Furnishing and Utility Zone ................................ 7
G. Pedestrian Throughway Zone ............................ 7
H. Public Frontage Zone ......................................... 8
I. Lot Frontage Zone .............................................. 9
§350-21.6. Lot Standards ............................................. 11
A. Lot Dimensions ................................................. 11
B. Increased Front Setbacks to Provide Required
Pedestrian Throughway and/or Public Frontage Zone
11
C. Special Permit to Increase the Maximum Front
Setback ..................................................................... 12
D. Use of the Lot Frontage Zone .......................... 12
E. Building Frontage Occupancy .......................... 13
F. Ground Floor Use Limitation Area ................... 13
G. District Transitional Buffer ............................... 14
H. Setback Encroachments ................................... 14
I. Number of Buildings on a Lot .......................... 15
§350-21.7. Buildings..................................................... 16
A. Applicability and Review of Guidelines in this
Section ..................................................................... 16
B. Building Orientation on a Lot ........................... 16
C. Building Height ................................................. 17
D. Roofs ................................................................ 18
E. Facades ............................................................ 20
F. Ground Floor Façade Types ............................. 22
G. Ground Floor Pedestrian Entrances ................. 29
H. Fenestration ..................................................... 30
I. Building Components ....................................... 31
J. Building type [Reserved] .................................. 35
K. Additional Building Design Standards and
Guidelines for the CB Core District .......................... 36
§350-21.8. Landscaping ............................................... 41
A. Standards for Landscape Components in the Lot
Frontage Zone .......................................................... 41
B. Sidewalk extension .......................................... 41
C. Front Plaza ....................................................... 42
D. Front Yard, Terrace or Garden, ........................ 42
E. Landscape Path ................................................ 43
F. Front Ramp ...................................................... 43
G. Fence or Landscape Wall ................................. 44
H. Buffer Landscaping ........................................... 44
§350-21.9. Green infrastructure. ................................. 47
A. Purpose ............................................................ 47
B. Green Infrastructure Types .............................. 47
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C. Allowed Locations ............................................ 47
§350-21.10. Public Realm Components ....................... 48
A. Applicability of Standards for Public Realm
Components. ............................................................ 48
B. Public Realm Components and Public Realm
Zones ........................................................................ 49
C. Street Trees & Tree pits ................................... 50
D. Public Seating ................................................... 50
E. Bicycle parking ................................................. 52
F. Driveway/Alley Crossings ................................. 52
G. Outdoor Café Seating ....................................... 53
H. Outdoor retail displays ..................................... 55
§350-21.11. Off-street Parking and Driveways ............ 56
A. Exemptions from and Additions to §350-8 ...... 56
B. Driveway .......................................................... 56
C. Parking Placement ........................................... 57
D. Screening of Side Parking from View from
Streets or Sidewalks ................................................. 57
§350-21.12. Development Types, Block standards ...... 58
A. Development Site. ............................................ 58
§350-21.13. Pre-Existing Buildings and Site
Improvements .............................................................. 60
A. Purpose ............................................................ 60
B. Applicability ...................................................... 60
C. Additions to Non-Conforming Buildings .......... 60
D. New Detached Buildings .................................. 60
E. Non-Conforming Building or Site Retrofit ........ 60
§350-21.14. Exemptions from Conflicting Provisions
[reserved] ..................................................................... 61
§350-22. Character Based Districts ......... 62
§350-22.1. Central Business-Core District (CB-Core) ... 62
A. Existing and Desired Character ........................ 62
B. Intent ................................................................ 63
C. Central Business Architecture Committee
Review ...................................................................... 63
D. Table of Character-Based Requirements for
Central Business-Core District.................................. 64
E. Use Table for Central-Business-Core District ... 68
§350-22.2. Central Business-Side Street District (CB-Side
Street) .......................................................................... 70
A. Existing & Desired Character ........................... 70
B. Intent ................................................................ 71
C. Table of Character-Based Requirements for
Central Business-Side Street District ........................ 72
E. Use Table for Central Business-Side Street
District ...................................................................... 76
§350-22.3. Central Business-Gateway District (CB-
Gateway) ...................................................................... 78
A. Desired Character ............................................ 78
B. Intent. ............................................................... 78
C. Table of Character-Based Requirements for
Central Business-Gateway District ........................... 80
E. Use Table for Central Business-Gateway District
84
§350-22.4. Florence Village-Center District (FV-Center)
86
A. Desired Character ............................................ 86
B. Intent ................................................................ 86
C. Table of Character-Based Requirements for
Florence Village-Center District ............................... 87
D. Use Table for Florence Village-Center District . 91
§350-22.5. Florence Village-General District (FV-
General) ....................................................................... 93
A. Desired character ............................................. 93
B. Intent ................................................................ 93
C. Table of Character-Based Requirements for
Florence Village-General Districts (FV-General) ...... 94
D. Use Table for Florence Village-General District98
§350-21.1.A-§350-21.1.B
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§350-21. Character-Based Zoning:
Rules for All Character-
Based Districts
§350-21.1. Purpose and Intent
A. Purpose.
(1) The purpose of §350-21 and §350-22,
hereafter collectively “the Character-Based
Zoning Sections,” is to facilitate building and
site improvements, new development, and
public realm improvements that are
consistent with the City’s goals for
preservation, enhancement, or
transformation of various areas in the City–
as expressed in:
(a) the Sustainable Northampton
Comprehensive Plan,
(b) and/or intent statements in this zoning
ordinance,
(c) and/or other topical or area-wide plans
that may be adopted by the Planning
Board in order to detail or refine the
goals and objectives of the Sustainable
Northampton Comprehensive Plan.
(2) The Character-Based Zoning Sections
establish a range of zoning standards based
on established principles of urban design to
ensure cohesive design of:
(a) the public realm (streets, sidewalks,
public open spaces, etc.),
(b) and private realm (buildings, driveways,
off-street parking, private and semi-
public outdoor spaces),
(c) with particular attention paid to the
interface between the public and private
realms.
(d) The Character-Based Zoning Sections
also have the following purposes:
(e) To increase flexibility for ground floor
uses in selected mixed-use districts
(f) To facilitate the evolution of uses over
time, particularly outside of the most
central portions of downtown
Northampton and Florence Center.
(g) To create more detailed design
predictability for buildings, landscaping,
and site design.
(h) To create more predictability for
streetscape improvements required
within the sidewalk and tree belt area
and to coordinate public and private
investments in these areas.
(i) To streamline permitting by:
(i) reducing the number of projects
subject to special permits,
(ii) providing explicit design standards
so that applicants and review boards
know what is desired from project
inception
(iii) shrinking the area subject to Central
Business Architecture Committee
review to the historic core of
downtown Northampton while
expanding the area that is subject to
a more detailed review of
architecture via the existing site plan
review process by the Planning
Board.
B. Intent
When reviewing site plans and special permits,
the permit granting authority shall make a
determination that projects meet the following:
§350-21.2.A-§350-21.2.A
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(1) Projects are consistent with the goals of the
Sustainable Northampton Comprehensive
Plan including by making the city
increasingly more walkable, bikeable, and
transit-oriented; promoting a wide variety of
housing types; and recognizing the unique
history and fostering the desired character
and function of each of Northampton’s
centers, gateways, corridors, and
neighborhoods.
(2) Inclusion of urban design principles,
embracing the following:
(a) Use of buildings to shape outdoor
spaces.
(b) Demarcation of public, semi-public, and
private space. Public and semi-public
space should be in view from buildings
and the public realm.
(c) Building entrances oriented toward
public streets and sidewalks with clearly
legible entrances.
(d) Human scale building and site design
(e) A rhythm, hierarchy, proportion, and
interest at all levels of building design
(f) Buildings located on corner lots should
use design elements that emphasize the
importance of both streets.
(g) Alignment of block face facades with
consistent distances from the street. The
front setback may vary from its context
when it fulfills a specific urban design
function, including creation of a
pedestrian-oriented space like a plaza,
or to accentuate the prominence of a
civic building.
(h) Consolidation of off-street parking into
shared lots and locate them behind
buildings. Minimize curb cuts.
(i) Creation of a comfortable outside
environment for people while reducing
demand for mechanical heating or
cooling.
(3) To create a public realm with high quality
streetscape, outdoor amenity spaces, and
active public spaces that enhance private
development and improve the functionality,
attractiveness, and sustainability of the
City’s centers, gateways, corridors and
neighborhoods.
(4) To support commercial uses by facilitating
development and redevelopment of
commercial spaces within supportive
districts and corridors.
(5) To align public and private investments to
create cohesive places.
§350-21.2. Organization,
Applicability, Interpretation
A. Organization of the Character-Based Zoning
Sections (§350-21 and §350-22)
(1) §350-21 establishes a general framework for
character-based zoning standards. It
establishes a typology of character-defining
elements of the public and private realm and
establishes standards for those elements
that are common to all character-based
districts. §350-22 establishes character
based districts and customizes the
standards presented in §350-21 to the
districts.
(2) When used in the §350-21 and §350-22, the
terms “this section,” “these sections,”
“Character-Based Zoning Sections,”
“character-based districts,” “Downtown
[Northampton] and Florence [Village] Center
Zoning” or similar shall refer to both sections
in their entirety, unless the context makes
another meaning clear.
§350-21.2.B-§350-21.2.C
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B. Applicability
(1) The provisions of the Character-Based
Zoning Sections apply to all districts and
uses designated as subject to character-
based zoning standards, unless otherwise
specified.
(2) Except where explicitly provided by §350-9,
the following activities must hereafter
comply with all applicable standards of these
sections:
(a) creation of modification of lots,
(b) new construction of buildings and
structures,
(c) reconstruction of buildings and
structures,
(d) alteration of more than 60% of the
exterior of a structure
(e) any expansion of the gross floor area
unless the Planning Board finds, as part
of site plan review, that the standard is
not applicable given the context of the
existing conditions and the proposed
alternative meetings the intent of the
standards.
(f) the addition of six (6) parking spaces or
more
(g) alteration of more than 60% of site other
than routine maintenance within a five-
year period
(h) a use that triggers site plan and/or
special permit approval.
(3) In order to further the City’s goals and
objectives as expressed by the
Comprehensive Plan and in order to
implement the Intent of this Section
applicants may be required to bring the
public realm into compliance with the
standards contained within these sections
§350-21 and §350-22.
(4) The applicant may request a waiver from the
Planning Board from strict compliance with
standards. The Planning Board shall grant
the waiver when it finds that due to unique
site characteristics strict compliance would
create an undue burden and would be
inconsistent with the Intent of this section or
the standard is not applicable given the
context of the existing conditions.
(5) The character-based zoning standards
established in §350-21 and §350-22 are the
minimum necessary to meet the purpose
and intent of the sections.
(6) The character-based standards in Sections
350-21 and 350-22 are in addition to other
applicable standards of the Zoning Chapter,
including, but not limited to, Section 350-7
Signs.
(7) In case of any conflict between these
sections 350-21 and 350-22 and other
provisions of this zoning chapter, these
sections shall control.
C. Meaning and Interpretation of Text and
Graphics
(1) Terms used in these subsections are
generally defined herein or in 350-2.1.
(2) The term “guideline” is used for actions or
built outcomes that are strongly encouraged
to fulfill the intent of specific sections of this
Ordinance. Guidelines intended to guide the
Planning Board (and applicants) in its
approval of new projects. They are also
helpful in guiding applicants in their
particular design-development phase.
(3) Examples are not intended to be an
exhaustive list of all possible built outcomes.
Illustrations, graphics, and pictures included
§350-21.3.A-§350-21.4.A
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in this subsection are provided for clarity,
while specific dimensions called out in
diagrams are regulatory standards.
§350-21.3. Zones and Zoning Map
A. Character-Based Zoning Districts
(1) The following districts are designated as
Character-Based Zoning Districts:
(a) Central Business-Core (CB-Core)
(b) Central Business-Side Street (CB-Side
Street)
(c) Central Business-Gateway (CB-
Gateway)
(d) Florence Village-Center (FV-Center)
(e) Florence Village-General (FV-General)
B. Zoning Map
(1) The Character-Based Zoning Districts are
located and bounded as shown on a map
entitled “Northampton Zoning Map,” copies
of which are available on the City’s website.
The Zoning Map, with all explanatory matter
thereon, is hereby made a part of this
Zoning Ordinance.
§350-21.4. General Standards for
Character-Based Zoning Districts
A. Overview
(1) Sections §350-21.6 through §350-21.14
establish general standards and methods of
measurement that apply across the
Character-Based Zoning Districts.
§350-21.5.A-§350-21.1.A
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§350-21.5. Overview of Public Realm
A. Purpose
(1) Public Realm Standards are intended to ensure that public and private improvements are coordinated,
predictable, and implement the vision for the public realm.
(2) This section establishes standards for the design of various parts of the public realm.
B. Applicability
(1) Standards in this section apply when a new building is proposed and when a project will disturb
elements in the public right of way or on public property, or as a condition of plan approval to show
compliance with site plan approval standards.
C. Diagram of Public Realm Zones
(1) Key to Diagram
1 Vehicle Throughway See §350-21.5.E
2 Furnishing and Utility Zone See §350-21.5.F
3 Pedestrian Throughway Zone See §350-21.5.G
4 Public Frontage Zone See §350-21.5.H
5 Lot Frontage Zone See §350-21.5.I & §350-21.6.D
§350-21.5.D-§350-21.5.F
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D. Dimensions and Standards, Overview
(1) Dimensions of Public Realm Zones 1 within
the public right of way. The applicable
dimensions for public realm zones shall be
determined on a case-by-case subject to (a)
and (b) below.
(a) Dimensions of the Vehicle Throughway
will be determined by the Department of
Public Works on a case-by-case basis.
(b) The District Standards found in §350-22
establish minimum dimensions for the
Furnishing and Utility Zone, the
Pedestrian Throughway Zone, and the
Public Frontage Zone. Where there is
insufficient space to accommodate all of
these Zones within the existing right of
way, space shall be allocated to meet
the minimum requirements for zones in
this order: Pedestrian Throughway, then
Furnishing and Utility Zone, then Public
Frontage Zone.
(2) Standards for the overall design of Public
Realm zones are described in §350-21.5.E-
§350-21.5.I below.
(3) Standards for the design of specific uses of
public realm zones are described in the
section Public Realm Components (§350-
21.10).
1 “Zone” is used here in its general meaning: an area of land
with common characteristics. Public Realm Zones are not
zoning districts.
E. Vehicle Throughway
(1) Overview
(a) The vehicle throughway is the area of
the public right of way that is dedicated
to multiple modes of vehicular traffic.
(b) Illustration of Vehicle Throughway. The
vehicle throughway is indicated with the
number “1” in the illustration below.
(2) Vehicle Throughway, Design and
Construction
(a) A Vehicle Throughway on an existing
street must be designed and constructed
in accordance with any relevant
specifications established by the
Department of Public Works
(b) A Vehicle Throughway on a new street,
or the functional equivalent thereof, must
be designed and constructed in
accordance with any relevant
specifications in the Subdivision
Regulations.
(c) In the absence of official standards,
throughways must be designed and
constructed according to standards
deemed to be appropriate by the City
Engineer and the Planning Board.
§350-21.5.F-§350-21.5.G
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F. Furnishing and Utility Zone
(1) Overview
(a) The furnishing and utility zone is the
area of the sidewalk where pedestrians
might pause or rest on benches or cafe
seating and where many of the utilities,
like lighting and hydrants, are located.
This is the area typically planted with
street trees. The furnishing and utility
zone varies in width.
(b) Illustration of Furnishing and Utility Zone.
The furnishing and utility zone is
indicated with the number “3” in the
illustration below.
(2) Required Width. See §350-22. [Editor’s
Note: Also see §350-21.1.A].
(3) Surfacing. Unless otherwise specified in this
ordinance or in specifications adopted by the
Department of Public Works (DPW), the
Furnishing & Utility Zone must be surfaced
with concrete and edged with a granite curb
on the streetside. Pervious concrete unit
paving, per the specifications of the DPW,
may be used over areas contributing to
street tree minimum recommended soil
volumes (see Street Tree & Tree Pit
Standards).
G. Pedestrian Throughway Zone
(1) Overview
(a) The Pedestrian Throughway Zone is the
primary portion of the sidewalk used for
active movement and travel by
pedestrians.
(b) Illustration of Pedestrian Throughway
Zone. The pedestrian throughway zone
is indicated with the number “4” in the
illustration below.
(2) Required width. See Table of Character-
Based Requirements at §350-22. [Editor’s
Note: Also see §350-21.1.A].
(3) The Throughway Zone must remain clear of
obstacles, and its paving surface must be
relatively level.
(4) All new and reconstructed sidewalks must
be accessible to and usable by persons with
disabilities in accordance with the
Americans with Disabilities Act and the
Rules and Regulations of the Massachusetts
Access Board (521 CMR), as amended.
(5) Pedestrian Throughways (sidewalks) must
be constructed of cement concrete that is 4”
deep. Where a driveway crosses a sidewalk,
the sidewalk’s cement concrete must be 6”
deep.
§350-21.5.H-§350-21.5.H
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(6) Diagram of Pedestrian Throughway:
(7) Dimensional Standards
Minimum Width See Table of
Character-Based
Requirements at
§350-22
Control Joint
Maximum
Spacing
One (1) Control
Joint per 5’
Expansion Joint
Maximum
Spacing
One (1) Expansion
Joint per 25’.
Wherever
possible, align
control and
expansion joints
with boundaries
between sidewalk
zones and facade
segments.
Sidewalk Depth 4”, typical
conditions;
6”, where a
driveway crosses
a sidewalk
2 An encroachment into the Public Frontage Zone may require a
permit from the Department of Public Works or Massachusetts
Department of Transportation per City Ordinance §285-9.
H. Public Frontage Zone
(1) Overview
(a) The Public Frontage Zone is the area
between the Pedestrian Throughway
and the front lot line. The size and
character of the Public Frontage Zone
varies widely depending on context. On
narrow streets, the Public Frontage Zone
may be absent. On wide streets, the
Public Frontage Zone provides a
transitional space for people who are
entering or exiting a building or pausing
to read a menu or peer through a shop
window. The materials and design of the
Public Frontage Zone is often
indistinguishable from the Pedestrian
Throughway or the Lot Frontage Zone.
The zones differ in their functions and
the public realm components they can
accommodate.
(b) Illustration of Public Frontage Zone. The
public frontage zone is indicated with the
number “5” in the illustration below.
(2) Required width. See §350-22 2. [Editor’s
Note: Also see §350-21.1.A and §350-
21.6.B(2)].
§350-21.5.I-§350-21.5.I
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(3) Unless otherwise specified by the
Department of Public Works, the materials
and construction of the Public Frontage
Zone must match, and be indistinguishable
from, the Pedestrian Throughway.
(4) Unless otherwise specified by the
Department of Public Works, the standards
found in §350-21.5.G(4) - §350-21.5.G(7)
shall apply.
3 The Build-To-Zone (BTZ) is the area between the minimum
front setback and maximum front setback.
I. Lot Frontage Zone
(1) Overview
(a) The Lot Frontage Zone includes the front
portion of a lot that abuts a public right-
of-way. Though often private property,
the Lot Frontage Zone is a crucial part of
the public realm. This area shapes the
public realm (both horizontally and
vertically), helps to define its character,
and impacts how the public realm is
perceived by people. Functionally, the
Lot Frontage area provides a transition
between the public realm and the private
realm. It accommodates semi-public or
private outdoor spaces like plazas,
dining terraces, and gardens or yards. It
also accommodates, transitional spaces
between indoors and outdoors like
shopfronts, porches or stoops.
(2) The Lot Frontage Zone is made up of the
combination of the Build-to-Zone3 and the
area (if any) between the front lot line (also
known as the street line) and the minimum
front setback.
(a) Diagram:
§350-21.5.I-§350-21.5.I
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(3) The lot frontage zone is measured
perpendicular to the street line of any lot
frontage. If the lot is on a street corner, Lot
Frontage standards apply to both
frontages.4
(4) Illustrations of Lot Frontage Zone. The lot
frontage zone is indicated with the number
in the illustrations below.
(a) The illustrations above show two uses of
the Lot Frontage Zone . The top
image shows a building built to the front
lot line. The building occupies the Lot
Frontage Zone. The bottom image
shows an outdoor seating area and
garden in the Lot Frontage Zone.
4 See §350-21.6.D for additional standards related to the Lot
Frontage Zone
§350-21.6.A-§350-21.6.B
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§350-21.6. Lot Standards
A. Lot Dimensions
(1) Diagrams showing Lot Dimension
Terminology 5
(2) The Build-to-Zone is the area between the
minimum and maximum front setback. The
Build-to-Zone is measured perpendicular to
the street line of any lot frontage. If the lot is
on a street corner, the Build-to-Zone applies
to both frontages.
(3) When a district requires a minimum
percentage of open space on a lot, allowed
landscape components shall be counted
toward the minimum required open space.
5 See §350-21.5.J for an overview of the Lot Frontage Zone
(4) All principal buildings and accessory
structures must satisfy any required
minimum and maximum front, side, and rear
setbacks except as otherwise permitted by
in this section or elsewhere in this
ordinance.
(5) Lot dimensions for the Character-Based
Zoning Districts are set for each District in
§350-22 below.
B. Increased Front Setbacks to Provide Required
Pedestrian Throughway and/or Public
Frontage Zone
(1) Where a lot abuts a Pedestrian Throughway
with less than the required width, the
minimum and maximum front setbacks shall
be increased until the required width is
provided. The resulting area shall be
designed and constructed per the standards
for a Pedestrian Throughway in §350-
21.5.G. Providing public access to the area
is encouraged, but not required.
(2) Where a lot abuts a Public Frontage Zone
with less than the required width, the
minimum and maximum front setbacks shall
be increased until the required width is
provided. The resulting area shall not
contain any permanent structure that is
greater than eighteen (18”) inches tall, other
than seating. Providing public access to the
area is encouraged, but not required.
(3) The Planning Board, by Site Plan Approval,
may approve alternative means to meet
paragraphs (1) and (2) immediately above
when the Planning Board finds that:
(a) such will allow a building façade to align
with the predominant pattern of front
setbacks on the block face,
§350-21.6.C-§350-21.6.E
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(b) and, the predominant pattern of front
setbacks on the block face fulfills the
desired character intent of the district.
C. Special Permit to Increase the Maximum Front
Setback
(1) The Planning Board may grant a Special
Permit to increase the allowed maximum
front setback when it finds that:
(a) The resulting front setback will be
consistent with the pattern of other front
setbacks on the block face and the
existing pattern of front setbacks on the
block face fulfills the design intent of the
district,
(b) and/or, the increased front setback will
accommodate additional high-impact
pedestrian and/or open space amenities
that are consistent with the intent of the
district.
D. Use of the Lot Frontage Zone
(1) The full area of the Lot Frontage Zone must
be designed to reinforce the intended public
realm character of the district and must be
occupied by one or more of the following:
(a) Building(s)
(b) Allowed Landscape Components
(c) Allowed Public Realm Components
(d) and/or a Driveway, when allowed
(2) Any structure or use located in the lot
frontage zone must meet the standards of
this section and/or relevant design
standards or guidelines adopted by the
Planning Board.
(3) District Standards in §350-22 below set a
maximum portion of the Lot Frontage Zone
that can be occupied by a driveway or
parking.
(4) Door swings and other building components
located in the Lot Frontage Zone must not
obstruct the pedestrian throughway.
(5) Driveways, parking spaces, passenger drop-
offs, garage entrances, loading and service
areas, are not permitted between the front of
a building and the street line.
(6) Exhaust vents, mechanical equipment, utility
boxes, long-term refuse or recycling storage,
and similar utility elements are not permitted
between the front of a building and the street
line. When located in the lot frontage zone,
these elements must be located and
designed in a manner that minimizes
disruption of the use and visual intrusion into
the lot frontage zone.
§350-21.6.E-§350-21.6.F
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E. Building Frontage Occupancy
(1) District Standards in §350-22 below
establish a minimum percentage of the width
of a lot’s street frontage within the Build-To-
Zone that must be occupied by a building.
This is known as Building Frontage
Occupancy.
(2) Building Frontage Occupancy is measured
as a percentage determined by dividing the
length of the front façade of a building or
buildings on a lot () by the length of the
street frontage of the lot (). Both lengths
are measured parallel to the street line.
(a) Diagram:
(b) The applicant may request that the
Planning Board grant a waiver from the
Building Frontage Occupancy standard
by Site Plan Approval. The Planning
Board may grant the waiver when it finds
that:
(i) a building’s front façade has
adequate length, but the front façade
is set back beyond the Build-to-Zone
in order to:
a. accommodate a building element
in front of the front façade (for
example, a porch, arcade, or
gallery);
b. or, because the building has
recessed bay(s), or a front
courtyard;
c. or, on a street corner lot, where
the façade is retracted to
emphasize a corner entry to a
building.
F. Ground Floor Use Limitation Area
(1) Diagram of Ground Floor Use Limitation
Area
(2) District Standards below specify limitations
on the allowed use of the front portion of the
ground floor of a building.
(3) The Ground Floor Use Limitation Area is
measured from the front façade of a
building.
(4) The Ground Floor Use Limitation Area
applies to any building located in the Lot
Frontage Zone. If no building on a lot is
located within the Lot Frontage Zone, it
applies to the frontmost building on the lot.
(5) Use Limitations
(a) Within a Ground Floor Use Limitation
Area, only commercial or civic uses that
§350-21.6.G-§350-21.6.H
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are open to the public are allowed,
including, but not limited to:
(i) retail,
(ii) restaurant,
(iii) entertainment,
(iv) municipal,
(v) personal service,
(vi) office.
(b) Within a Ground Floor Use Limitation
Area, the following uses are not allowed:
(i) residential
(ii) parking/drive aisles
(iii) auto-repair or other auto-oriented
use
(iv) any other use that is not open to the
public
(6) Exceptions: The exceptions below apply to
the Ground Floor Use Limitation Area.
(a) Uses that are not allowed in the Ground
Floor Use Limitation Area may
nonetheless have access at the street
line by an entrance or entrances that
lead to the upper floors of the building or
to the rear of the building.
(b) Residential and other uses that are not
open to the public are allowed within a
Ground Floor Use Limitation Area, when:
(i) The use is within a building that does
not front on a public way or public
park maintained by the City. For the
6 The Character-based Zoning Districts establish design
standards for buffers that supersede those found at §350-6.5.
See §350-21.8.H
purposes of this provision, rail trails
and shared use paths will not be
considered public parks.
(ii) Or, the use is located within a
building that is behind another
building that is located in the lot
frontage zone.
(iii) Or, by Special Permit, when the
Planning Board finds that locating
the use within the Ground Floor Use
Limitation Area:
a. will make a significant
contribution to foot-traffic in the
area.
b. and will not significantly interrupt
the appeal of the block for
pedestrians.
G. District Transitional Buffer
(1) A District Transitional Buffer is required
where a lot in a character-based district
abuts a residentially-zoned lot.
(2) The required width and screening height of a
District Transitional Buffer is found in the
District Standards
(3) Design standards for Buffers are found at
§350-21.8.H Buffer Landscaping.6
(4) See Error! Reference source not found.
for limitations on building heights adjacent to
a District Transitional Buffer.
H. Setback Encroachments
(1) Where setbacks exist: The following
encroachments are allowed provided that
adequate clear height and space is
§350-21.6.I-§350-21.6.I
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maintained for anticipated pedestrian or
vehicular movement and activities including
maintenance:
(a) Cornices, belt courses, sills, buttresses
and other architectural features may
encroach up to two (2) feet
(b) Building eaves and roof overhangs may
encroach up to three (3) feet.
(c) An awning, entry canopy, balcony or bay
window may encroach into a setback,
provided that there is adequate space to
maintain the building component.
(d) Unenclosed fire escapes, HVAC
equipment, 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 any lot line.
(e) 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 four (4) feet of clearance is
maintained from any lot line.
(f) Allowed Landscape Components may
encroach into a required front or side
setback.
(g) Structures below and covered by the
ground may fully encroach into a
required setback.
(h) Minor structures accessory to utilities,
such as hydrants, manholes,
transformers, and other cabinet
structures, may fully encroach into a
required setback.
(i) Accessory structures and uses such as
driveways, fences and walls, signs, and
landscape buffers may encroach into a
required setback, except where specified
in this Zoning Ordinance.
(j) Additional setback encroachments are
allowed when specified elsewhere in this
ordinance.
I. Number of Buildings on a Lot
(1) More than one principal building may be
built on a lot if the overall development
satisfies the dimensional, density, parking,
building, and other applicable standards in
the character-based zoning sections §350-
21 and §350-22.
§350-21.7.A-§350-21.7.C
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§350-21.7. Buildings
A. Applicability and Review of Guidelines in this
Section
(1) All projects subject to Site Plan Approval
and/or Special Permit shall comply with any
Design Guidelines in this §350-21 and any
Design Guidelines adopted by the Planning
Board in connection with Sections 350-21
and 350-22.
(a) All other projects are encouraged to
comply with the aforementioned Design
Guidelines.
(2) When projects in the Central Business Core
(CB Core) District are subject to Site Plan
approval, the Planning Board may hold a
joint public hearing with Central Business
Architecture Committee (CBAC) to review
the standards and guidelines in this §350-
21.7; and the “Central Business
Architecture Design Guidelines Manual” (or
the latest guidelines adopted pursuant to
Chapter 156 of the City of Northampton’s
Code of Ordinances).
B. Building Orientation on a Lot
(1) Illustration
(2) The primary façade of a principal building
must be built generally parallel to a front lot
line or to the tangent of a curved front lot
line. On a corner lot, the façade may be
retracted to emphasize a corner entry to a
building, to allow for a Landscape
Component, and/or to allow for safe sight
distance at the corner. The requirements
pertaining to corner visibility in §350-6.8.D.
may be reduced or waived by the Planning
Board where the Planning Board in
consultation with the City Engineer finds that
a smaller triangle of clear sight visibility will
be sufficient to maintain safe movement of
vehicles, bicycles, and pedestrians.
§350-21.7.C-§350-21.7.C
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C. Building Height
(1) Standards for building height, story height,
and ground floor elevation are regulated per
the District Standards in §350-22.
(a) For measurement methods see the
definitions at 350-2.1
(b) Other features are subject to height limit
exceptions in accordance with §350-
6.8.C.
(2) Ground Floor Elevation. Ground floor
elevation is measured from the average top
grade of the edge of the sidewalk closest to
the front lot line to the top of the finished
floor of the ground story of a building.
(a) Diagram
(b) Minimum and maximum ground floor
elevations are established by District in
§350-22.
(3) Upper Story Stepback at Front of Lot
(a) District standards in §350-22 set the
maximum allowed height of a building at
the front lot line. Stories above that
height may go up to the maximum
allowed building height if they are
stepped back the required distance from
the front lot line designated in the District
Standards in §350-22.
(b) Illustration
(c) Upper Story Stepback standards
augment maximum height requirements.
While a maximum height requirement
states the tallest a building can be
anywhere on a lot, the upper story
stepback standard further limits the
allowed building height on the front
portion of a lot.
(d) Upper Story Stepback standards do not
supersede minimum or maximum front
setback requirements for required
building stories.
(e) Diagram of Building Height Adjacent to a
District Transitional Buffer
§350-21.7.D-§350-21.7.D
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(f) Dimensional Standards
Minimum Setback The minimum
setback (side or
rear setback,
depending on
context) or the
minimum required
transitional buffer,
whichever is
greater
Property Line
.
D. Roofs
(1) Minimizing Visual Impact of Large Roofs
(a) A roof visible from a public way or public
park, must comprise less than 1 and 1/3
of the visible area of the walls below it.
Fenestrated areas shall be included in
the calculation of wall area. For the
purposes of this provision, rail trails will
not be considered public parks or public
ways.
(i) Diagram
(b) A roof visible from a public way or park
that is longer than the thresholds set
within district standards must incorporate
one or more of the following roof
variations: a change of roof height of at
least 1’, a change of roof pitch of at least
2:12, or change of the direction of roof
pitch, or a dormer.
(c) All pitched roofs must be designed and
configured to prevent the snow and ice
from sliding onto any, path, walkway,
building entrance or exit.
(2) Mansard and gambrel roofs are only allowed
on buildings with 3 or more stories.
(3) A building with a flat roof must include an
architectural feature that visually expresses
§350-21.7.D-§350-21.7.E
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the top of the building and distinguishes the
roof from the building’s uppermost story
through use of elements such as articulated
parapets or a projecting overhang.
(a) A gable roof must have a pitch between
6:12 and 12:12 and must be
symmetrically pitched.
(b) A hip roof must have a pitch of 4:12 or
greater and must be symmetrically
pitched.
(c) A shed roof must have a pitch that is
between 4:12 and 7:12.
(4) Rooftop Structures
(a) All rooftop mechanical equipment,
including air conditioning, piping, ducts,
and conduits external to the building,
must be fully screened and positioned to
minimize view from public street level at
the front facades.
(i) Design Guidelines: Screening should
be incorporated in a manner
consistent with the overall
architectural design of the building,
and may consist of parapets,
screens, penthouse, latticework,
louvered panels, or other similar
methods.
(b) Wind turbines and wireless
telecommunication equipment must be
positioned to minimize view of them from
the street level at the front facade.
(i) Design Guidelines: Camouflaging or
shrouding should be incorporated in
a manner consistent with the overall
architectural design of the building.
(c) Solar collection devices that are placed
on, or incorporated into, a roof must be
no more than 10 feet above the roof
surface.
§350-21.7.E-§350-21.7.E
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E. Facades
(1) Diagrams of Terms related to Façades
7 Additional standards and guidelines related to Bays apply to
the CB-Core District. See §350-21.7.K(7)
(2) Bays
(a) Articulation of Bays for Horizontally
Proportioned Buildings. A building that is
more than twice as long () as it is tall
() must further articulate architectural
bays ().This articulation may be
achieved through the use of surface
relief, change in material or color,
shadow line, or another technique.7
(i) Diagram
(b) Buildings More Than 100 Feet Long.
When a street-facing building façade is
longer than 100 feet, one (1) or more
architectural bays must either recess or
project from the average plane of the
facade by at least two (2) feet. The
resulting bays must be between six (6)
feet and fifty (50) feet in width. The
change in plane must extend the full
height of the façade.
§350-21.7.E-§350-21.7.F
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(c) Design Guidelines: A street facing
building façade may be vertically
articulated with architectural bays
between six (6) feet and fifty (50) feet in
width.
(i) The width of architectural bays
should be derived from the building’s
structural bay system or historic
precedents in the district, if
applicable.
(ii) Pilasters, or other features defining
each architectural bay should either
extend all the way to the ground or
terminate at any horizontal
articulation defining the base of the
building.
(3) Blank Wall Area:
(a) District standards in §350-22 set a
maximum allowed blank wall area.
(b) Blank wall area is any contiguous portion
of a facade that does not include
fenestration (doors and windows) or
surface relief. Any wall areas that are
less than five (5) feet tall less than five
(5) feet wide are exempt from blank wall
area limitations.
(c) Blank wall area is measured separately
for each floor
(d) Diagram:
§350-21.7.F-§350-21.7.F
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F. Ground Floor Façade Types
(1) This section establishes types of ground
floor façades and design guidelines and
design standards for them. It applies to
ground floor facades that are located within
the Lot Frontage Zone. District standards in
§350-22 specify which ground floor façade
types are allowed in a district.
(2) Design Standards for all Ground Floor
Façade Types
(a) Awning and Canopies. See §350-
21.7.I(3) and §350-21.7.I(4)
(b) Security Elements. Security grills, gates,
and roll-down security doors and
windows are not allowed except where
such devices are at least 50%
transparent and located on the interior
side of a window or door.
(c) Utility Elements. Vents, ducts,
permanent air conditioners, and other
utility elements are not allowed on a
ground floor building facade except
where such elements are enclosed,
camouflaged, screened, obscured.
(d) Drainage Systems. If present, drainage
systems must be architecturally
integrated into the design of the building
facade.
§350-21.7.F-§350-21.7.F
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(3) Storefront
(a) Definition: A type of ground floor façade
where the building façade is aligned
close to or at the Street Line with at-
grade entries for each ground level use.
This type is commonly associated with
retail, service or hospitality uses. It is
predominantly glazed and includes a
high level of design detail. It may include
an awning or canopy that may encroach
into the Public Frontage Zone or
Pedestrian Throughway Zone.
(b) Illustrative Examples
§350-21.7.F-§350-21.7.F
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(c) Diagram:
(d) Standards
Ground Floor Glazing
(min)
60%
Height of bottom of
ground floor window
sill (min/max)
12”-30” above
average grade
at facade
Distance Between
Fenestration (max)
3’
Depth of Recessed
Entryway (min)
3’
Width of Recessed
Entryway (max)
20’
Depth of
unobstructed view
behind ground floor
windows (min)
4’8
Required Building
Components in front
of front façade
N/A
8 The Planning Board may modify this requirement by site plan
review when unique characteristics of the use make an
(e) Design Guidelines
(i) Diagram
(ii) The diagram above shows typical
elements of a storefront on Main
Street in downtown Northampton.
Use of these elements is
recommended because it creates a
consistency and legibility of
storefront design.
(iii) Entrances. Where recessed
entrances (or alcoves) to ground
floor spaces are provided, display
windows, should wrap around the
recessed area on both sides of the
entrance.
unobstructed view into the ground floor infeasible or
undesirable.
§350-21.7.F-§350-21.7.F
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(4) Commercial
(a) A type of ground floor façade where the
building facade is aligned close to the
street line or is set back from it a small
distance. A commercial façade has
substantial glazing on the ground floor,
although not as much as is typical of a
Storefront. The bottom sills of ground
floor windows may be higher than those
in storefronts to provide a degree of
privacy.
(b) Illustrative Examples
9 The Planning Board may modify this requirement by site plan
review when unique characteristics of the use make an
(c) Diagram:
(d) Standards
Ground Floor Glazing
(min)
50%
Height of bottom of
ground floor window
sill (min/max)
-- / 3’ above
ground floor
elevation
Distance Between
Fenestration (max)
8’
Depth of Recessed
Entryway (min)
--
Width of Recessed
Entryway (max)
20’
Depth of
unobstructed view
behind ground floor
windows (min)
2’9
Required Building
Components in front
of front façade
N/A
unobstructed view into the ground flood infeasible or
undesirable.
§350-21.7.F-§350-21.7.F
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(5) Residential
(a) Definition: A type of ground floor façade
where the building facade is set back
from the street line with an intervening
porch, stoop/ramp, or portico providing a
transition between the public realm and
the private realm. A residential façade is
often elevated above the adjacent public
realm. It includes at least one pedestrian
entrance. This type of façade is
commonly associated with residential
use, but may also be used for
commercial uses, especially in locations
where commercial and residential uses
are in close proximity. A residential
facade has a moderate level of glazing.
(b) Illustrative Examples
(c) Diagram
(d) Standards
Ground Floor Glazing
(min)
20%
Height of bottom of
ground floor window
sill (min/max)
-- / 3’
above ground
floor elevation
Distance Between
Fenestration (max)
12’
Depth of Recessed
Entryway (min)
--
Width of Recessed
Entryway (max)
12’
Depth of
unobstructed view
behind ground floor
windows (min)
N/A
Required Building
Components in front
of front façade
Porch, Portico
or Stoop
(e) Design Standards
(i) The residential façade type must be
used in conjunction with a porch,
stoop or portico building component.
§350-21.7.F-§350-21.7.F
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(6) Civic
(a) Definition: A ground floor façade type
that is associated with Civic uses.
Design characteristics of this type vary
widely. Percent of fenestration may be
higher or lower than the other façade
types. The ground floor may be
substantially elevated to accentuate the
prominence of the building. Setbacks
vary widely but are typically large. The
entrance is quite prominent.
(b) Illustrative Examples
§350-21.7.F-§350-21.7.F
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(c) Diagram
(d) Standards10
Ground Floor Glazing
(min)
--
Height of bottom of
ground floor window
sill (min/max)
--
Distance Between
Fenestration (max)
--
Depth of Recessed
Entryway (min)
--
Width of Recessed
Entryway (max)
--
Depth of
unobstructed view
behind ground floor
windows (min)
--
Required Building
Components in front
of front façade
--
(e) Design standards
(i) The Civic Ground Floor Façade type
does not have typical dimensions.
(ii) This façade type need not comply
with ground floor fenestration and
10 The design for a Civic ground floor façade is subject to site
plan review
blank wall requirements found
elsewhere in this section.
(f) New buildings proposed with this façade
type are allowed by right with Site Plan
Review for the following uses:
(i) Religious and educational uses
protected by M.G.L 40A, Section 3
(ii) Publicly accessible government use,
(iii) Publicly accessible library,
(iv) Publicly accessible museum,
(v) Publicly accessible non-profit
community center
(vi) Publicly accessible non-profit arts or
cultural use
(vii) Public transit station
(g) This façade type for new construction is
subject to a Special Permit with site plan
review from the Planning Board for any
use that is not listed above. In granting a
Special Permit for this façade type the
Planning Board must find that:
(i) the use will make a contribution to
the civic life of Northampton,
including, but not limited to
promoting education, arts, culture,
governance, civic discourse, and/or
community cohesion.
(ii) and that the building is designed to
be a landmark worthy of special
prominence in the district.
§350-21.7.G-§350-21.7.G
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G. Ground Floor Pedestrian Entrances
(1) Each building must have at least one (1)
pedestrian entrance. It must be located on
the front facade of a building, provide both
ingress and egress, and be operable during
normal hours of operation of the use.
(2) A separate front-facing ground floor
pedestrian entrance must be provided for
each ground floor commercial space that
has frontage in a building.
(a) The applicant may request that the
Planning Board grant a waiver to allow a
shared front-facing entry for more than
one commercial space. The Planning
Board may grant the waiver when it finds
that:
(i) The applicant shows and the
Planning Board finds that there are
benefits to a shared street facing
entry,
(ii) and the applicant will provide public
realm improvements that will offset
any loss of additional access in the
public realm.
(3) Pedestrian Entrance Spacing.
(a) Diagram:
(b) The distance between pedestrian
entrances () on street-facing façade of
a building must not exceed the distance
specified for the district.
(c) The spacing is measured as the
distance between the edge of a door to
the edge of the next door along the
facade
(d) The spacing must be met for each
building individually,
(e) The spacing does not apply to the
distance to a pedestrian entrance on an
adjacent or abutting building, unless
both buildings are part of a common plan
of development.
(f) A minimum of 50% of a required
entrance must be glazed.
§350-21.7.H-§350-21.7.H
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H. Fenestration
(1) A minimum portion of a building facade must
have fenestration (windows and doors). The
portion is calculated as a percentage of the
total area of the façade for each story
independently.
(a) Fenestration requirements are only
applicable to facades facing a street.
(b) Fenestration may be included in the
calculation only if the glazing meets the
following criteria:
(i) For ground story fenestration,
glazing must have a minimum sixty
percent (60%) Visible Light
Transmittance (VLT) and no more
than fifteen percent (15%) Visible
Light Reflectance (VLR).
(ii) For upper story fenestration, glazing
must have a minimum of forty
percent (40%) VLT and no more than
fifteen percent (15%) VLR.
(c) Diagram
(d) Dimensional Standards for Measuring
Fenestration
Ground floor
fenestration,
bottom of
measured
area
Storefront: One (1)
foot above the
average grade of
the adjacent
Pedestrian
Throughway or
Public Frontage
Zone.
Other ground floor
façade types: two
(2) feet, measured
as above
Ground floor
fenestration,
top of
measured
area
Twelve (12) feet
above the average
grade of the
adjacent Pedestrian
Throughway or
Public Frontage
Zone.
Upper floor
fenestration,
measured
area
Top of finished floor
to the of the finished
floor above.
Top floor
fenestration,
measured
area
Top of finished floor
to the of the wall
plate above
(2) Design Guidelines for Street-Facing
Fenestration in all Character-Based Districts
(a) Window glass and doors in walls with
masonry cladding should be recessed
from the exterior wall plane of the façade
by at least two inches
(b) Fenestration should generally align
vertically within each bay and
horizontally across each story of a
§350-21.7.I-§350-21.7.I
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building. Alternative alignments may be
approved by the Planning Board in
buildings that create new architectural
character.
(c) The variety of window and door sizes
and proportions should be limited.
Generally, no more than 5 different sizes
or shapes of windows and doors should
be used on a building façade.
I. Building Components
(1) Building components are allowed in the Lot
Frontage Zone subject to the Character
Based District Standards in §350-22.
(2) Encroachment of Building Components into
Public Space
(a) With approval of the Department of
Public Works, an awning, entry canopy,
balcony or bay window may encroach
into a public right of way or other public
space if there is adequate vertical
clearance for anticipated vehicle and
pedestrian movement.11
11 The encroachment may require a permit from the
Department of Public Works or Massachusetts Department of
Transportation.
(3) Awning
(a) Definition: A lightweight wall mounted,
pitched covering extending from a
building to provide shade and weather
protection for pedestrians.
(b) Illustration
(c) An awning must be securely attached to,
and supported by, the building and
secured such that it does not
permanently impact the architectural
elements of the building.
(i) An awning must be made of durable,
weather-resistant material.
(ii) An awning must be approximately
the same width as the windows or
doors with which the awning is
associated
(d) Design Guidelines
(i) Canvas is strongly preferred over
vinyl.
§350-21.7.I-§350-21.7.I
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(4) Entry Canopy
(a) Definition: A permanent wall-mounted
structure that provides shade and
weather protection over a building
entrance
(b) Illustration
(c) The width of an entry canopy must be
equal to or greater than the width of the
doorway it is mounted over.
(d) Design Guidelines
(i) A canopy should be mounted
between columns, or pilasters; above
doorway and window openings;
below the sign fascia band; and
above or below transom windows, if
these elements are present.
(5) Balcony
(a) Definition: a platform with a railing
mounted on the exterior of the upper
story of a building. A balcony is
accessible from the building’s interior.
(b) Illustration
(c) A balcony may be recessed, projecting, a
combination of the two, or attached to
the roof of a portico, porch, or bay.
(d) A balcony must not be fully enclosed by
walls.
§350-21.7.I-§350-21.7.I
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(6) Bay window
(a) Definition: A window assembly extending
from the main body of a building to
permit increased light, multi-direction
views, and articulate a building’s facade.
(b) Illustration
(7) Arcade
(a) Definition: A ground floor colonnade with
habitable space above. An arcade sits in
front of the front façade of a building and
is deep enough to allow for pedestrian
passage along the building facade.
(b) Illustration
(c) An arcade may not encroach into the
public right-of-way
§350-21.7.I-§350-21.7.I
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(8) Gallery
(a) Definition: A structure attached to the
front façade of a building that is
supported by columns. It provides
outdoor space adjacent to the public
realm. It may be more than one story,
but it may not be enclosed on more than
three sides. The space between the
columns and the front façade is deep
enough to allow for pedestrian passage
along the building façade.
(b) Illustration
(c) Exterior stairs to a gallery may not be
located in the Lot Frontage Zone
(d) A gallery may not encroach into the
public right-of-way.
(9) Porch
(a) Definition: A structure that sits in front of
the front façade of a building that
provides for transitional space between
the public realm and the building’s
entrance. A porch is covered from the
elements. It may be elevated or at
ground level. The front of a porch is
open to the elements. Often the sides
are open to the elements too. A porch
does not provide habitable space.
(b) Illustration
(c) The floor area of a porch must be at
least six feet by eight feet.
(d) An upper story porch may be stacked on
a lower story porch. An external
staircase or ramp to reach an upper
story porch is not allowed within the Lot
Frontage zone.
(e) A porch may not encroach into the public
right-of-way.
§350-21.7.J-§350-21.7.J
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(10) Stoop, Portico, or Lightwell
(a) Definition: A structure that sits in front of
the front façade of a building, or is
recessed within it, that accommodates a
grade change between ground level and
the floor elevation of a building. It has a
landing and stairs and/or a ramp. It may
be above or below grade.
(b) Illustrations:
(c) The landing must be fully covered by an
awning or an entry canopy, or by being
recessed into the building.
(d) The floor area of the landing must be at
least five feet by five feet.
(e) A stoop or portico may not encroach into
the public right of way.
J. Building type [Reserved]
§350-21.7.K-§350-21.7.K
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K. Additional Building Design Standards and
Guidelines for the CB Core District 12
(1) Purpose: to ensure that building renovations
and new construction are consistent with the
historic character of the CB-Core district.
(2) The following Design Standard and
Guidelines are in addition to those found
elsewhere in these sections.
(3) Projects in other districts are encouraged,
but not required, to follow these standards
and guidelines.
(4) Variations in the following design standards
and guidelines for the CB Core may be
approved by the CBAC in accordance with
Chapter 156 when the CBAC determines
that alternatives proposed contribute to the
vitality of the overall character of the district
and fulfill the intent of the district.
(5) Roofs: Additional Design Standards
(a) All pitched roofs must have:
(i) Eaves that overhang the primary
structure.
(ii) Rakes (gable end) that extend
beyond the wall.
(b) Flat roofs
(i) A flat roof must be surrounded on all
sides by an articulated parapet that
acts as a structural expression of the
building façade and its materials.
The parapet must be a minimum of 2
feet in height and a maximum of 6
feet in height, measured from the top
of the roof joists to the top of the
parapet.
12 Editor’s Note: This section is also used by the Central Business
Architecture Committee (CBAC) for review under Chapter 156
(ii) Any façade of a building with a flat
roof that fronts on a public way must
include a cornice that has a design
and dimensions that are consistent
with historic precedents in the CB
Core District.
(6) Façade Proportions: Additional Design
Guidelines. A building façade should be
primarily composed of vertical proportions,
whether in part or whole. Vertical
proportions should be used in bays, window
and door openings, and elements that
convey vertical structural support. Horizontal
proportions, though secondary, should
balance vertical proportions. Horizontal
proportions should be used to demarcate
transitions between stories of the building,
and in elements that convey horizontal
structural support.
(7) Facades, Bays: Additional Design
Standards and Guidelines
(a) Design Guidelines. Bays should have an
easily recognizable pattern of scale and
repetition. An equal, central, or end
articulated facade composition is
recommended.
§350-21.7.K-§350-21.7.K
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(b) Articulation of Bays for Horizontally
Proportioned Buildings. A building that is
more than twice as long () as it is tall
() must further articulate architectural
bays ():
(i) In the CB Core District, the use of
vertical dividing pilasters that are at
least twelve (12) inches wide and
that project from the wall by at least
four (4) inches is recommended. The
CBAC may accept an alternative
method for articulating bays when it
finds the method will provides equal
or greater visual separation of bays.
(ii) Diagram
(8) Surface Relief with Architectural Features:
Additional Design Guidelines. A street-facing
building facade should provide surface relief
through the use of some of the following:
bay windows, cladding, columns, corner
boards, cornices, door surrounds, moldings,
pilasters, sills, sign bands, windows, or other
equivalent architectural features that either
project or recess from the surface of a
façade by three-quarters (3/4) of an inch or
more.
(9) Horizontal Articulation: Additional Design
Guidelines.
(a) Building facades should be horizontally
articulated with a clearly defined base,
middle, and top.
(b) Diagram:
(c) Materials appearing heavier in weight
should be used for the building’s base,
with materials appearing similar or
lighter in weight used above.
(d) When a building is two (2) stories or
taller, the following guidelines apply:
(i) The bottom story of a facade, or the
bottom two stories if the building is
five stories or more, should visually
support assumed vertical building
loads. The base should be visually
differentiated from the stories above
by a belt course, horizontal
expression line, or cornice and
include a change in color, building
material, or pattern of fenestration.
(ii) The central portion of each façade
should be visually integrated as an
expression of the building’s middle.
The middle should be visually
§350-21.7.K-§350-21.7.K
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differentiated from the base and top
by a belt course, horizontal
expression line or cornice and
include a change in color, building
material, or pattern of fenestration.
(iii) The top of a building should visually
terminate the building and protect it
from the elements through the use of
a cornice, overhanging roof, or
change in massing.
(iv) When a building is five stories or
more, the top story should be
articulated by a belt course,
horizontal expression line, or a
change in color, building material, or
pattern of fenestration. The
expression line typically occurs at or
below the bottom sill of the top floor
windows. Typically, the top row of
windows is shorter than windows on
the floors below and/or a different
shape.
(10) Street-facing Windows: Additional Design
Standards
(a) Window openings must correspond to
interior spaces and not span across an
interior floor or wall.
(b) Repetitive openings must be
proportioned so that the height is
between 1.67 and 3 times the width. The
following windows are exempt from this
restriction:
(i) Basement and attic windows
(ii) Storefront windows
(iii) Top floor windows on buildings with
more than 2 stories, as long as the
height to width ratio of each window
is at least 1:1
(iv) Single focal architectural features,
such as a door opening, a bay
window or a feature window, as long
as the height to width ratio of the
feature is at least 1:1
§350-21.7.K-§350-21.7.K
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(11) Street-facing Upper Floor Windows:
Additional Design Standards
(a) The CBAC may waive the requirements
(b) through (f) below for alternative
designs that are consistent with the
project context.
(b) Upper floor windows must follow a
symmetrical pattern with a consistent
system of window proportions and
spacing. An application to CBAC or for
site plan review must include an
annotated drawing of the building facade
that explains the geometric system
underlying the placement and
proportions of windows.
(c) All repetitive window openings on an
upper floor of a building must be the
same size and shape and must be
horizontally aligned.
(d) Individually Placed and Evenly Spaced
Windows
(i) Diagram
(ii) Dimensional Standards
Window Width,
recommended
2’-3’
Window Separation
(max)
1.25 x
Distance between
edge of window and
edge of building
(max)
1.25 x
§350-21.7.K-§350-21.7.K
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(e) Grouped Windows
(i) Diagram
(ii) Dimensional Standards
Window Width,
recommended
2’-3’
Window Separation
(max)
/2
Distance from
between window
groups or between
window and edge of
building (max)
6’
(f) Ganged Windows
(i) Diagram
(ii) Dimensional Standards
Width of a Window
Component within a
Ganged Window unit,
recommended
(recommended)
2’-3’
Width of Ganged
Window Unit (max)
2 x or 6’
Separation between
Ganged Window Units
(max)
1.25 x . if
gangs are
evenly
spaced
/2 if
gangs are
grouped
Distance from edge of
building, grouped
window (max)
6’
§350-21.8.A-§350-21.8.C
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§350-21.8. Landscaping
A. Standards for Landscape Components in the
Lot Frontage Zone
(1) Paragraphs §350-21.8.B to §350-21.8.G
below establish standards for Landscape
Components in the Lot Frontage Zone. The
standards apply when a project is subject to
Site Plan Approval or Special Permit, or
when the component is required as a
condition of plan approval by the Planning
Board.
(2) Landscape Components are subject to any
relevant design standards adopted by the
Planning Board.
(3) See §350-21.6.H(1)(f) above regarding
permitted encroachments into required front
setbacks for Landscape Frontage Types
(4) Any landscape space intended for public
access must be accessible to, and usable
by, persons with disabilities in accordance
with the Americans with Disabilities Act and
the Rules and Regulations of the
Massachusetts Architectural Access Board
(521 CMR), as amended.
(5) Landscape components may include
seating, landscaping, cafés, and/or outdoor
display areas for public or private use so
long as the space is accessible and meets
ADA standards.
(6) The maximum allowed height difference
between the average grade along a lot’s
streetline and the topmost point of a terrace
in the lot frontage zone is 4’.
B. Sidewalk extension
(1) Diagram
(a) Key to Diagram
(i) Street line
(2) A sidewalk extension is a linear paved area
running along the lot frontage adjacent to a
public sidewalk in the Public Frontage Zone
or Pedestrian Throughway Zone.
(a) A sidewalk extension must meet and
match the grade of the abutting public
sidewalk.
(b) A sidewalk extension must be
constructed of materials with equivalent
durability to cement concrete that is 4”
deep. Where a driveway crosses a
sidewalk extension, the sidewalk
extension must be constructed of
materials with equivalent durability to
cement concrete that is 6” deep.
§350-21.8.C-§350-21.8.D
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C. Front Plaza
(1) Diagram
(a) Key to Diagram
(i) Street line
(2) A front plaza must not obstruct access to the
principal entrance of a building.
(3) At least 20% of the front edge of a front
plaza must be directly accessible to the
adjacent pedestrian throughway or public
frontage zone.
D. Front Yard, Terrace or Garden,
(1) Diagram
(a) Key to Diagram
(i) Street line
(2) All plantings must be arranged and
maintained such that they do not obscure
views or operational space necessary for
pedestrians, motor vehicle, or bicycles.
(3) Must be maintained to be free of refuse and
debris
(4) Illustrative Examples:
§350-21.8.E-§350-21.8.G
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E. Landscape Path
(1) A landscape path may provide additional
pedestrian circulation to cement concrete
walks and must be:
(a) a minimum of three (3) feet wide
(b) at least 7’ of clear height above a
landscape path
(c) constructed of a durable, low-slip, all-
weather surface, and free of tripping
hazards.
F. Front Ramp
(1) Diagram
(a) Key to Diagram
(i) Street line
(2) Site design must avoid the use of front
ramps where practicable, by, for example:
minimizing the grade change between a
public sidewalk and a building’s ground floor
elevation; or by providing walkways with less
than 5% slope.
(3) A front ramp must incorporate at least one
change in direction of travel of at least 45
degrees after every 30’ of running length.
(4) A front ramp may be freestanding or
incorporated into a terrace, a building, or
another structure.
(5) A railing on a front ramp must be at least
50% visually transparent.
(6) The sidewall of a ramp that runs parallel to
the street, or at an angle that is less than 90
degrees to the street, and that is more than
18” tall, must be screened with vegetation,
public seating, or other allowed public realm
elements.
§350-21.8.G-§350-21.8.H
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G. Fence or Landscape Wall
(1) Any fence or wall in the landscape frontage
zone that is greater than 18” and less than
50% transparent must be screened with
vegetation, public seating, or other allowed
public realm elements.
(2) The maximum height of a fence or
landscape wall in the lot frontage zone is:
(a) Three (3) feet tall if it less than 50%
visually transparent.
(b) Four (4) feet tall if it is at least 50%
visually transparent
(3) The applicant may request that the Planning
Board grant a waiver from the requirements
in §350-21.8.G(1) above.
(a) The Planning Board shall grant the
waiver when a retaining wall is
necessary to address a variation in the
grade of the land within the lot frontage
zone
(b) The Planning Board may grant the
waiver, if the fence or wall is used for
screening.
H. Buffer Landscaping
(1) Diagram of Buffer Landscaping
(2) Dimensional Standards for Buffer
Landscaping
Buffer Width (min) See District
Standards
Screening Height
(min)
See District
Standards
(3) Design Standards
(a) A buffer must entirely obstruct views
from one side of the buffer to the other
side up to the required minimum
screening height.
(b) At the time of occupancy of the lot,
vegetation in the buffer must block views
up to three-fifths of the required height.
(c) A buffer may include earthworks, pre-
existing or new vegetation, fences
and/or walls.
(i) Design Guidelines: Where possible,
existing trees and non-invasive
vegetation should be preserved to
reduce the need for additional
planting.
(d) Buffer plantings must be a mix of heights
and habits upon maturity such that
§350-21.8.H-§350-21.8.H
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vegetation fills all vertical and horizontal
layers of the buffer zone up to the
required screening height.
(e) A majority of the plants shall be native or
naturalized species or non-invasive
exotic species. Plants selected shall be
suitable for the given site conditions
(soil, moisture, pollution, light) to
minimize the need for irrigation, fertilizer,
and pesticides.
(f) Buffer plantings must fulfill one or more
of the following additional functions:
green stormwater management;
providing habitat for native wildlife; or
providing visual interest through
harmony and variation of the size,
shape, color and/or texture of plants
and/or their leaves, flowers, seed heads,
fruits, stems and bark.
(g) All plants must be maintained by the
owner or occupants to provide a visually
impervious screen year-round. All
landscaping must be maintained in a
healthy growing condition, neat and
orderly in appearance, and free of refuse
and debris.
(h) All plantings must be arranged and
maintained to allow sight distance
needed for safe walking, or safe
operation of a motor vehicle or bicycle.
(i) Design Guidelines: A mix of deciduous
and evergreen plants is recommended.
A mix of trees, shrubs, herbaceous
perennials, and tall grasses is
recommended.
(j) Where a buffer includes a wall or fence
that is the required screening height, the
required width of the Buffer is reduced
by half. The fence or wall must:
(i) Be sight-impervious
(ii) provide at least as much noise
mitigation as the vegetated buffer
area that is allowed to be reduced
(iii) Constructed of substantial natural
materials, including wood, stone, or
metal. Chain link fence is not
allowed.
(iv) A fence must have the “finished side”
facing out (i.e., facing the street or
abutting lot(s)).
(v) Be maintained in good condition by
the owner or occupants of the lot.
(4) Additional Standards for District Transitional
Buffers
(a) Waiver. The applicant may request that
the Planning Board grant a waiver from
the height and width requirements of a
District Transitional Buffer. The Planning
Board may grant the waiver when it finds
that:
(i) The requirements are not necessary
to create a compatible transition with
the adjacent lot.
a. In making its decision, the
Planning Board shall consider
whether an abutting lot has a use
with a similar impact to that
which is proposed,
b. and/or physical conditions of the
lot(s) would mitigate the need for
a District Transitional Buffer (for
example, a grade change
between the lots, or an existing
feature that provides an
adequate buffer).
(5) Additional Standards for Parking Buffers
§350-21.8.H-§350-21.8.H
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(a) A Parking Buffer must include at least
one tree for every 25’ feet of buffer along
the lot’s frontage.
(b) The tree must comply with design
standards for street trees set forth in this
section.
(c) Trees shall be selected from the City of
Northampton’s tree planting guidelines
(d) A wall or fence must be not more than
three and a half feet tall within five feet
of the front lot line or not more than five
feet tall beyond this point.
(e) Waiver: The applicant may request that
the Planning Board grant a waiver to
allow deviation from the required buffer
requirements including width and
screening height. The Planning Board
shall grant the waiver when it finds:
(i) it is necessary to allow for safe sight
lines into and out of a site,
(ii) or other unique characteristics of the
site hide the parking without need for
a landscape buffer.
§350-21.9.A-§350-21.9.C
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§350-21.9. Green infrastructure.
A. Purpose
(1) Green infrastructure is encouraged throughout the character-based zoning districts.
(2) Some forms of green infrastructure are only appropriate in certain public and private realm areas.
B. Green Infrastructure Types
(1) Green Infrastructure Types in the table below shall be defined and designed according to the
Massachusetts Stormwater Handbook, which shall be superseded by Northampton’s Chapter 281,
Stormwater Management Ordinance or any regulations pursuant thereto.
C. Allowed Locations
(1) The following table establishes where green infrastructure types are allowed and encouraged.
Green
Infrastructure
Type
Furnishing
and Utility
Zone
Pedestrian
Throughway
Public
Frontage
Zone
Lot
Frontage
Zone
Building Lot
Interior
Tree Box Filter
Stormwater Planter
Bioretention, Rain
Garden, Bioswale
Subsurface
infiltration chamber
Pervious
pavement,
Permeable Pavers
Green Wall
Green Roof
Cistern
Graywater Reuse
§350-21.10.A-§350-21.10.A
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§350-21.10. Public Realm
Components
A. Applicability of Standards for Public Realm
Components.
(1) The applicant must bring a public realm
component into compliance with the
standards of this section when the applicant
proposes the component, will disturb an
existing one, or an upgrade of the
component is required by the Planning
Board as a condition of plan approval in
order to meet the standards within the Site
Plan Approval criteria.
(2) The applicant may request that the Planning
Board grant a waiver from strict compliance
with specific Public Realm Component
standards. The Planning Board shall grant
the waiver when it finds that due to unique
site characteristics strict compliance would
create an undue burden or would not further
the Intent of this section.
§350-21.10.B-§350-21.10.B
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B. Public Realm Components and Public Realm Zones
(1) Typical Location. The second through fifth columns of the table below establish which public realm
components are allowed in each public realm zone. When a component is allowed it is indicated by a
“” symbol.
(2) Table: Typical Locations of Public Realm Components in Public Realm Zones
Vehicle Throughway Furnishing and Utility Zone Pedestrian Throughway Zone Public Frontage Zone Lot Frontage Zone DPW Design and Construction Standards
Compliance
Bicycle Facilities
Crosswalks
On-Street Parking Lanes
Curb-Extensions
Bus Facilities
Utilities
Parklets
Landmarks and Public Art
Green Infrastructure
Street Trees and Tree Pits
Public Seating
Bicycle Parking
Driveway and Alley Crossings
Sidewalks
Outdoor Café Seating
Outdoor Retail Displays
Landscape Components
§350-21.10.C-§350-21.10.D
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C. Street Trees & Tree pits
(1) New street trees must be planted within the
Furnishing Zone to fill any gaps greater than
25’ long between existing street trees. The
applicant may request that the Planning
Board grant a waiver from this requirement.
The Planning Board shall grant the waiver if
the DPW and City Tree Warden determine
the requirement is not feasible.
(2) Planting locations and standards specified
by the City’s Tree Warden must be followed.
(3) Street trees must be planted in the
Furnishing and Utility Zone unless there is
insufficient space as determined by the
City’s Tree Warden. In this case, the trees
must be planted in the Public Frontage Zone
or the Lot Frontage Zone as close to the
Pedestrian Throughway as is feasible.
(4) The soil area around a street tree must be
protected from compaction due to foot traffic
in accordance with standards given by the
Tree Warden.
D. Public Seating
(1) Ample public seating is an essential
component of Northampton’s public realm.
Public seating can take a variety of shapes
including chairs, benches, seating walls, or
low tables.
(2) Illustrative examples of public seating:
(3) Any seating within the Furnishing & Utility
Zone, or the Public Frontage Zone will be
considered public seating. Public seating
must be available for public use and must
comply with the standards in this section.
(4) Allowing public use of seating located in the
Lot Frontage Zone is encouraged, but not
required.
(5) If used, public seating must be sited
according to the following design standards:
(a) Prevent Obstructions
(i) It must not be placed such that it
narrows the Pedestrian Throughway
below a five foot (5’) minimum width.
(ii) It must not obstruct access to a
building entrance or exit.
(iii) It must not obstruct access to bicycle
parking, parking kiosks, fire hydrants,
trash receptacles, utilities, or other
fixtures or street furniture.
(b) Public seating must be permanently
affixed to the ground.
(i) Moveable furniture is acceptable if it
is maintained by a proponent in good
working order and it is removed it at
night and during snow emergencies,
and it is replaced as necessary.
(c) At least 50% of public seating must
have seat backs.
(6) Design Guidelines: Seating areas longer
than 4’ should provide armrests or other
dividers.
(7) Public seating should be sited according to
the following design guidelines:
(a) Site benches oriented toward views
and/or pedestrians.
§350-21.10.D-§350-21.10.D
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(b) Provide seating in a variety of micro-
climates for: summer shade, preferably
from street trees; winter sun, especially
adjacent to surfaces that will hold that
heat, like stone or brick walls.
(c) Maintain adequately spaced pathways
from parked cars and loading zones.
(d) Provide 1’ between the front of the
bench and any Pedestrian Throughway
so that the legs of people sitting on the
bench do not obstruct the Throughway.
(e) Provide a 1’ clear path between any
public seating and where the back of the
seat abuts a building, wall, or other
obstruction.
(8) Public seating should generally be oriented
so that it faces the nearest Pedestrian
Throughway zone or organized into
groupings with seating facing other seating
at a conversational distance.
(a) Illustrations of public seating orientation:
§350-21.10.E-§350-21.10.F
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E. Bicycle parking
(1) The standards of §350-8.11 apply with the
addition of the provisions in this section
(§350-21.10.E).
(2) Diagram of Bicycle Parking
(3) Dimensional Standards
Minimum space
between bicycle
racks
2.5’ on center if
arranged side-by-
side; 8’ if arranged
end-to-end
Minimum length
of space
6’
Minimum
Pedestrian
Throughway
adjacent to
bicycle parking
5’
Minimum clear
height above
bicycle parking
space
7’
(4) The following list sets out the City’s
preferred locations for bicycle parking in the
Character-based Districts. The most
preferred location to the least preferred
location for bicycle parking is: the Furnishing
& Utility Zone, the Public Frontage Zone, the
Lot Frontage Zone, beside a building,
behind a building.
(5) Installation of a bicycle rack within the public
realm requires Department of Public Works
approval.
F. Driveway/Alley Crossings
(1) See §350-21.11
(2) A driveway or alley that crosses a paved or
planted Furnishing Zone:
(a) must be designed to maintain the grade
and clear width of the adjacent
Pedestrian Throughway;
(b) must include sloped flares on either side
of the driveway apron; and
(c) must include curb returns.
(3) The appearance of any walkway (i.e.,
materials) must be maintained across any
driveway or alley to demarcate the hierarchy
of the pedestrian path over the vehicular
access.
(4) A curb cut may be no wider than the
driveway or vehicular entrance it serves,
excluding flares or returned curbs. See
§350-8.8 G and H for additional curb cut
standards.
(5) Shared driveways are permitted and
encouraged.
§350-21.10.G-§350-21.10.G
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G. Outdoor Café Seating
(1) Outdoor cafe seating is permitted as an
ancillary activity of any restaurant, take out
restaurant, or other eating and drinking
establishment when:
(a) The Department of Public Works
provides a permit for use of the public
way.
(b) The operator of the outdoor cafe seating
maintains the cafe area, including
properly disposing all trash.
(c) It is located in the Lot Frontage Zone,
Public Frontage Zone, or Furnishing and
Utility Zone.
(2) Diagrams of Outdoor Café Seating
(3) Dimensional Standards
Pedestrian
Throughway Width
With approval
of the DPW.
Café Seating Depth 4’ minimum
to 15’
maximum
measured
perpendicular
to the street
line
Café Seating Length Not greater
than the
street
frontage of
the
establishment
it serves.
Width of Clear Path
of Access to
Entrances of
Buildings
4’ minimum
Table Surface,
Longest Dimension
3’6”
maximum
Standing or stooled
table ledge, depth
18” minimum
§350-21.10.G-§350-21.10.H
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(4) Furniture:
(a) Allowed furniture is limited to moveable
tables, chairs, and umbrellas, required
enclosures, planters, lighting, and
portable or mounted heaters.
(b) All furniture must be commercial grade
and manufactured for outdoor use of
safe, sturdy, and durable materials, such
as wood, steel, or wrought iron.
(c) When not intended for use during the
winter months, outdoor cafe furniture
must be removed and stored indoors.
(d) Heaters may be used 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) Portable heaters must be stored out
of view from the public way when the
business is closed.
(5) Design Guidelines for Weather Protection.
(a) Awnings or individual table umbrellas
are encouraged to provide protection
from the weather. (See §350-21.7.I)
(6) Illustrative Examples of Café Seating
§350-21.10.H-§350-21.10.H
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H. Outdoor retail displays 13
(1) Purpose. Outdoor retail displays located
within the public realm can increase the
visibility and viability of businesses and can
enhance the walkability of an area.
(2) Standards: The placement for display and
sale of merchandise within the Lot Frontage
Area or the Public Frontage Area adjacent to
a retail business may be allowed without a
Department of Public Works Permit under
the following standards:
(a) Display is out only during hours when
the associated establishment is open for
business.
(b) It does not obstruct pedestrian or
vehicular traffic or corner visibility.
(c) It is located at least two (2) feet outside
of the required width of a Pedestrian
Throughway Zone.
(d) It does not obstruct building entrances.
The passage must be 4’-6’ wide
minimum adjacent to an outdoor retail
display.
(e) Outdoor retail displays must be located
2’ from any fire hydrant, street
furnishing, street tree, or other fixture,
and must not infringe upon any area
required for the operation of bicycle
parking.
(f) Furniture and equipment must not be
anchored to a ground surface nor be
attached or affixed to any tree, post, sign
or other structure.
(g) It must not exceed 100 square feet of
ground space.
13 Editor’s note: also see Ordinance §285-5
§350-21.11.A-§350-21.11.B
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§350-21.11. Off-street Parking and
Driveways
A. Exemptions from and Additions to §350-8
(1) Unless otherwise specified in this section, or
elsewhere in §350-21 or §350-22, the
parking standards found in Sections §350-
8.2 through §350.8.11 apply.
(2) Shared driveways are permitted by right and
are encouraged.
(3) See the relevant Table of Character-Based
Requirements in §350-22 for any additional
standards related to parking or a driveway.
B. Driveway
(1) A new driveway requires a permit in
accordance with City Ordinance §285-30.
(2) All driveways must comply with the
standards in §350-8.8.
(3) No driveway may be located between the
street line and the front façade of a building.
(4) A driveway must be laid out such that its
direction of travel is as nearly perpendicular
to the street line as is practicable.
(5) The entrance to a new driveway must be at
least fifty (50) feet from the entrance to any
existing driveway or intersecting street.
(6) See the relevant Table of Character-Based
Requirements in §350-22 for additional
standards related to a driveway or curb cut.
(7) A driveway or alley that crosses a paved or
planted Furnishing Zone must:
(a) be designed to maintain the grade and
clear width of the adjacent Pedestrian
Throughway,
(b) include sloped flares on either side of
the driveway apron and/or include curb
returns, per the specifications of the
DPW.
(i) Illustrative example of sloped flares:
(c)
(i) Illustrative example of curb returns:
(8) The appearance of any walkway—including,
materials, scoring pattern or special
paving—must be maintained across any
driveway or alley to demarcate the hierarchy
of the pedestrian path over the vehicular
access.
(9) A curb cut may be no wider than the
driveway or vehicular entrance it serves,
§350-21.11.C-§350-21.11.D
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except for additional width required for flares
or returned curbs.
(10) A curb cut serving a corner lot must be
located on the secondary frontage, not the
primary frontage. The Planning Board shall
determine which frontage is primary and
which is secondary.
(11) Shared driveways are permitted and
encouraged.
(12) See §350-8.8 G and H for additional curb
cut standards.
(13) New curb cuts are not allowed by-right in all
districts. See the applicable District
Standards.
C. Parking Placement
(1) No parking, except for underground parking,
may be located between the street line and
a building. This area must be designed to
physically prevent access by cars through
the use of a bollard, curb, vegetation, or
other means.
(2) See the relevant Table of Character-Based
Requirements in §350-22 for any additional
standards related to parking location.
(3) Diagram of Parking Placement
14 The Character-based Zoning Districts establish design
standards for buffers that supersede those found at §350-6.5.
See §350-21.8.H.
D. Screening of Side Parking from View from
Streets or Sidewalks
(1) Private parking that it is not located behind a
building must be screened from view from a
street or sidewalk by a landscape buffer
(2) The required width and screening height of a
Parking Buffer is found in the District
Standards
(3) Design standards for a Parking Buffer are
found at §350-21.8.H Buffer Landscaping.14
§350-21.12.A-§350-21.12.A
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§350-21.12. Development Types,
Block standards
A. Development Site.
(1) A Development Site is any lot or group of
contiguous building lots owned or controlled
by the same person or entity, proposed for
development and may include more than
one principal building.
(a) Diagram
(2) Uses. A Development Site may include a
combination of uses.
(3) For the purposes of applying §350-21 and
§350-22 to development sites, private
streets in development sites shall be built to
the public realm standards and in
accordance with the Subdivision
Regulations. In addition, any driveway or
parking aisle within a development site that
is expected to have more than one hundred
(100) vehicle trips per day shall be designed
in accordance with the public realm
standards.
(4) Development Block Standards: These
standards establish maximum block length
along public or private streets within a
Development Site as a method to ensure
that access and walkability are integrated
into the placement of buildings, outdoor
amenity spaces, and site utility areas.
Generally, blocks are laid out in order to
orient buildings to the street while
concentrating utility elements such as
electrical service, parking, and refuse
collection to the center of blocks, at the rear
of the buildings.
(a) Diagram
(b) Design Standards
(i) Size and Dimension. The maximum
length of a Block Face shall be 200
feet and the maximum length of a
Block Perimeter shall be 800 feet.
a. The applicant may request that
the Planning Board grant a
waiver to allow a longer Block
Face or Block Perimeter.
b. The Planning Board shall grant
the waiver where it finds that:
c. Block faces are articulated and
have multiple entrances to
buildings
d. The block will be highly walkable
through the use of high-quality
public realm improvements.
e. Any block longer than 400 feet
includes at least one mid-block
pedestrian passage aligned on
each side of the street. The mid-
block pedestrian passage must
§350-21.12.A-§350-21.12.A
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lead to a mid-block crosswalk
that includes curb extensions and
that is at grade with the adjacent
sidewalk.
(ii) Access and Utilities: Access to the
interior utility area of a block will be
made by a Private Alley street type
as specified in the Subdivision
Regulations.
(iii) A Mid-block Pedestrian Passage is
required every 200 linear feet along
a block face where shared parking
areas or community space is located
within the interior of the block.
§350-21.13.A-§350-21.13.E
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§350-21.13. Pre-Existing Buildings
and Site Improvements
A. Purpose
(1) The purpose of this section is to establish
standards for the continued utilization of
existing buildings and site improvements in
character-based zoning districts that were
constructed prior to the effective date of this
bylaw.
B. Applicability
(1) Where the provisions of this section conflict
with §350-9 Nonconforming Uses,
Structures, and Lots, this section shall apply.
C. Additions to Non-Conforming Buildings
(1) When an existing building that does not
meet the Lot Frontage standards in §350-
21.5.I is expanded, the expansion is subject
to all applicable standards of §350-21 and
§350-22, except as specified in (2) and (3)
below:
(2) Front Addition
(a) Diagram
(b) Standards. Any addition to the front of a
building must be placed within the Front
Build-To-Zone unless the Board
determines that improvements between
the addition and the maximum front
setback will add to the character of the
district visually and physically. No new
parking may be located in front of a front
addition. The addition is exempt from
minimum Building Frontage Occupancy
but must comply with any other
applicable Lot Frontage Zone
Occupancy standard.
(3) Upper Story Addition
(a) Diagram
(b) Standards. Upper Story Additions are
allowed up to the maximum story and
building height for the district.
D. New Detached Buildings
(1) When a new freestanding building is being
constructed on a lot or site with an existing
building, the new building must be placed
within the build-to-zone.
(a) Diagram
E. Non-Conforming Building or Site Retrofit
(1) A development project that results in
changes to more than 60% of exterior
structural elements, must comply with the
standards of §350-21 and §350-22.
(2) The addition of more than five parking
spaces triggers requirements for
§350-21.13.E-§350-21.13.E
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Landscaping (§350-21.8), Green
Infrastructure (§350-21.9) and Off-Street
Parking and Driveways (§350-21.11).
(3) A project that expands gross floor area by
100% or more or that includes a use that
triggers site plan approval shall comply with
the standards of §350-21 and §350-22,
unless alternatives are approved by the
Planning Board.
§350-21.14. Exemptions from
Conflicting Provisions [reserved]
§350-22.1.A-§350-22.1.A
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§350-22. Character Based Districts
§350-22.1. Central Business-Core District (CB-Core)
A. Existing and Desired Character
(1) This district consists of the highest-density areas in downtown Northampton, with a mix of
commercial, civic, and residential uses. The district is characterized by a largely intact collection of
19th and early 20th century commercial buildings with masonry construction, storefronts at ground
level, and a high degree of craftsmanship.
(2) Building coverage is high and there are limited yard areas. Landscaping is predominantly in the public
realm and on green roofs. Buildings are attached side-by-side or built very close together and line up
along the edge of the sidewalk. Most parking is public on-street, off-street, or structured parking which
supports the entire district. Private parking, where it exists, is predominantly hidden from view.
(3) Streets have wide sidewalks, thriving street trees, and ample street furniture and other pedestrian
amenities. Blocks are small to medium in size with very few curb cuts and no further curb cuts being
created.
(4) Vehicle access is located from side streets or alleys which enhances the pedestrian environment.
New buildings have high quality architecture based on traditional architectural principles and
techniques. Civic buildings occupy prominent locations in the district, often with larger front setbacks
and elevated ground floors.
(5) Illustrative example of the character of the district:
§350-22.1.B-§350-22.1.D
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B. Intent
(1) The zoning standards are intended to maintain and enhance the district as the premiere center of
walkable mixed-use commercial, residential, civic, and institutional activity in Northampton and the
region. Standards focus on:
(a) enhancing the safety, comfort, and attractiveness of the public realm for all users,
(b) maintaining high quality building and site design,
(c) preserving and enhancing the historic integrity of the district’s architecture,
(d) providing predictable and efficient permit review,
(e) and encouraging targeted redevelopment, especially of underutilized sites.
C. Central Business Architecture Committee Review
(1) Some projects in the CB-Core District are subject to review by the Central Business Architecture
Committee (CBAC). See below and Chapter 156 of the City of Northampton’s Code of Ordinances,
which includes the “Central Business Architecture Design Guidelines Manual.”
§350-22.1.D-§350-22.1.D
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D. Table of Character-Based Requirements for Central Business-Core District
-- No requirement PB Allowed by Special Permit from Planning
Board
/ When two numbers are separated by a / symbol, the first
number is the minimum requirement, and the second
number is the maximum requirement.
CBAC Review by Central Business Architecture
Committee
Y Allowed by-right. All uses must be registered with the
Building Commissioner and comply with all codes. Site
Plan Approval is often also required for uses above
certain thresholds.
No Not Allowed
Site Allowed with Site Plan Approval from Planning Board.
Intermediate Site Plan Approval is required unless the
project triggers Major Site Plan Approval (Site-M).
N/A Not Applicable
CB-Core
Public Realm Dimensions
I Furnishing and Utility Zone
(min)
2’
J Pedestrian Throughway(min) 6’
K Lot Frontage Zone (min) 2’
15 See §350-21.6.E
16 Subject to other provisions. See§350-21.6.D.
17 Except for a driveway that accesses a public parking lot, in
which case the maximum width is 24’ No new private driveways
are allowed
CB-Core
Lot Standards
Lot Size (min/max) --
Frontage (min/max) --
Lot Width --
Lot Depth --
Side setback (min/max) --
A Rear setback (min) --
B Build-To-Zone 0-5’
Special Permit to Increase
Maximum Front Setback
No
C Building Frontage
Occupancy (min)15
90%
D Allowed Uses of Lot
Frontage Zone 16
Building, Landscape
Component, Public
Realm Component
E Driveway Width in Lot
Frontage Zone (max) (when
allowed)
0’17
Open Space (min) --
F Ground Floor Use Limitation
Area, residential use (min)18
20’
G Ground Floor Use Limitation
Area, parking use (min)19
20’ – Site-M
H District Transitional Buffer,
Width (min)
--
18 See §350-21.6.F. Home businesses are not considered
residential uses for these purposes.
19 See §350-21.6.F.
§350-22.1.D-§350-22.1.D
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CB-Core
Building Massing
Height
L Height (min/max) 30’/70’
M Ground Floor Height (min) 14’
N Upper Floor Height (min) 10’
O Ground floor elevation (max
avg)20
1’
Upper Story Stepback at
Front of Lot (maximum
building height at front lot
line/ required stepback
distance from front lot line for
additional stories)
--
20 Civic buildings are exempt from maximum ground floor
elevation
CB-Core
Building Details
Roof
P Maximum Pitched Roof
Surface Distance without
Variation
30’
Façade
Q Vertical Articulation of Bays
for Street Facing Facades
(min/max length of bays)
6’/50’
R Contiguous Blank Wall Area,
ground floor (max per floor)
85 sq ft
S Contiguous Blank Wall Area,
upper floor (max per floor)
100 sq ft
T Maximum Distance Between
Ground Floor Pedestrian
Entrances
40’
Fenestration
U % Fenestration, ground floor
(min/max)
per Ground Floor
Façade Type
V % Fenestration, upper floors
(min/max) when not
specified elsewhere
20%/40%
§350-22.1.D-§350-22.1.D
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CB-Core
Ground Floor Façade Types 21
Storefront Façade Type Y
Commercial Façade Type Y
Residential Façade Type No
Civic Façade Type, for civic
use (see §350-21.7.F(6)(f))
Site-M with
architectural review by
CBAC
Civic Façade Type, for all other
uses (see §350-21.7.F(6)(g))
PB
CB-Core
Building Components
Awning Y
Entry Canopy Y
Balcony Y
Bay Window Y
Arcade Site & CBAC
Gallery Site & CBAC
Porch No
Stoop, Portico, Lightwell PB
CB-Core
Building Design Standards
and Guidelines, Review
Design Guidelines and
Standards 22 related to
Buildings contained in §350-
21.7 )23
Review by CBAC for
projects subject to Site
Plan Approval and/or
for projects subject to
Chapter 156 of the
City of Northampton’s
Code of Ordinances
21 All types require a front door facing street.
22 Editor’s Note: The Permit Granting Authority (CBAC and/or
the Planning Board) may allow deviation from Design Guidelines
and Standards based on evaluation of the existing conditions
CB-Core
Building Bulk
Less than 2,000 square feet of
new construction or addition
Y
New construction or addition of
2,000-4,999 square feet gross
floor area with no footprint
expansion
Y
with CBAC review of
Architecture for
projects subject to
Chapter 156 of the
City of Northampton’s
Code of Ordinances
New construction or addition
with footprint expansion of
2,000-4,999 square feet gross
floor area
Site
& CBAC
New construction or addition
with footprint expansion of
5,000-9,999 square feet gross
floor area
Site-M & CBAC
New construction or addition
with footprint of 10,000-90,000
square feet gross floor area
PB & CBAC
New construction or addition
resulting in a total of over
90,000 square feet of single-
use footprint
No
and block compatibility. See also: §350-21.7.K(4) and §350-
21.2.B(4).
23 All other Design Standards and Design Guidelines in §350-21
and §350-22 are reviewed by the Planning Board for projects
subject to Site Plan Approval
§350-22.1.D-§350-22.1.D
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CB-Core
Landscaping
Landscape Components
Sidewalk Extension Y
Front Plaza Y
Front Terrace Y
Front Yard No 24
Landscape Path Y
Front Ramp Y
Garden Y
Fence or Landscape Wall Y
Buffers
District Transitional Buffer,
Width (min)25
N/A
District Transitional Buffer,
Screening Height (min)
N/A
Parking Buffer, Width (min)26 10’
Parking Buffer, Screening
Height (min). See also §350-6.8
E
5’
CB-Core
Green Infrastructure See §350-21.9
24 Except in association with a pre-existing or permitted Civic
Ground Floor Facade
25 Width can be reduced with use of a fence. See §350-21.8.H
CB-Core
Public Realm Components See §350-21.10
CB-Core
Off-Street Parking &
Driveways
Addition of 6-9 parking spaces Site
Addition of 10 or more parking
spaces
Site-M
Continuation of use or reuse of
existing buildings
No new parking
required
Expansion of footprint, new
gross floor area; new
construction
New parking required
only for theaters and
night clubs. See §350
Table 8.1
Bicycle Parking Per 350-8.11
New Curb Cut No
More than one curb cut No
Parking located within the Lot
Frontage Zone 27
No
Pedestrian Passage from rear
parking to front of lot
(maximum distance along
frontage between pedestrian
passages)
200’ for new parking
26 Width can be reduced with use of a fence. See §350-21.8.H
27 Note: Other parking requirements apply as well. See §350-
21.11 and §350-8.
§350-22.1.E-§350-22.1.E
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E. Use Table for Central-Business-Core District
-- No requirement PB Allowed by Special Permit from Planning Board
/ When two numbers are separated by a / symbol,
the first number is the minimum requirement, and
the second number is the maximum requirement.
CBAC Review by Central Business Architecture
Committee
Y Allowed by-right. All uses must be registered with
the Building Commissioner and comply with all
codes. Site Plan Approval is often also required for
uses above certain thresholds.
No Not Allowed
Site Allowed with Site Plan Approval from Planning
Board. Intermediate Site Plan Approval is required
unless the project otherwise triggers Major Site
Plan Approval.
N/A Not Applicable
Site-M Allowed with Major Site Plan Approval from
Planning Board
CB-Core
Uses
Ground Floor Use Limitation 28 See Lot Standards
Residential use above first floor Y
Mixed Residential/Commercial Y
Ground floor residential use on a property that does not abut a public way or public park
maintained by the City. For the purposes of this provision rail trails shall not be considered
public parks.29
Y
Ground Floor Residential, Multi-family, 4+Townhouses, Live/Work space See Lot Standards
All retail, personal service, artist’s space, retail or medical marijuana sales, 30wholesale and
business sales and supply of goods and services
Y
Professional/Business Office, banks – no drive through Y
Professional/Business Office, banks – with drive-through No
Restaurant (drive-through not allowed), bar, entertainment, community center, theater, night
club
Y
Establishment with drive-through component No
Hotel/Motel Y
Trades Y
Health/Athletic club, indoor recreation, membership club operated for profit or nonprofit Y
Temporary event Y
Nursing homes (any facility licensed/sanctioned by the state as a nursing home or skilled
nursing center, but not assisted living residences). See also assisted living residences.
Site
Assisted Living residence Site
Veterinary hospital in which all animals are kept inside permanent buildings Y
Funeral Establishment No
Manufacturing, R & D (Biotech research requiring Biosafety Level 3 and above not allowed) PB
28 All uses are subject to Ground Floor Use Limitation, where it applies. See Lot Standards.
29 Home businesses are not considered residential uses for these purposes.
30 No Marijuana Establishment shall be located within 200 feet of a preexisting public or private school providing education in kindergarten or any
of grades 1 12. Building facades and property in which a Marijuana Establishment is located must be consistent with the character of the
neighborhood, including such items as transparent storefront windows with a view into the interior of the building. Security measures must appear
from the outside of the building to be consistent with the character of the neighborhood
0-0
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CB-Core
Breweries, Distilleries, etc. Y
Marijuana independent testing lab Y
Education, religious use, day care, school-aged child-care program (MGL c. 28A, § 9), family
day care (with registration with Building Commissioner); historical association, and nonprofit
museum (residence of a caretaker must be above first floor only), Agricultural uses.
Y
Reuse of an historic educational or religious building for any residential use, live/work space
or office. All such uses approved under this provision shall be within the footprint of existing
building(s) and may only be approved contingent upon protection of all historically
contributing portions of the building with an historic preservation restriction granted to the
City of Northampton in a form acceptable to the Planning Board, with input from the Historical
Commission, as preserving the key character-defining features visible from the road (and not
necessarily meeting federal or state preservation standards for the entire building). The
existing building may be expanded to accommodate elevators and stairwells. Portions of the
building that are not part of the original architecture of the building and which do not
contribute to the historical or architectural significance of the building as determined by the
Planning Board, with input from the Historical Commission, may be demolished.
Site
Automobiles: establishment selling, leasing, renting automobiles and/or used automobiles
and trucks, new automobile tires and other accessories, boats, motorcycles and household
and camping trailers.
No
Single or multimodal passenger terminal Y
Facilities for essential services, municipal facility Y
Auto repair (not junkyard) without gasoline sales. Garage doors are not allowed on the front
façade. Vehicular access or parking is not allowed within 30’ of front lot line. The use is not
allowed on the ground floor of a building within 30’ of the front façade.
PB
Auto Service with gasoline sales, convenience commercial No
Junk cars, motor vehicle accessories, scrap metal. See §350-8.8L. No
Commercial parking lot or structure including a public garage Site
Telecommunications antennas on existing buildings/facilities that do not require a new tower.
See §10.9
Site/CBAC
Telecommunications antennas requiring new tower. See §10.9 PB/CBAC
Private utility substation or similar facility or building. Power plant and/or district utility Site/CBAC
Rooftop solar hot water and photovoltaic CBAC
Solar photovoltaic of any size, ground-mounted: 1. Over any legal parking lot or driveway; Site/CBAC
Accessory solar photovoltaic ground-mounted on a parcel with any building or use, provided
that the PV is sized to generate no more than 200% of the annual projected electric use of
the non-PV building or use
Site/CBAC
Short-term rentals. Such rentals must be registered with the City and are only valid for the
year in which registration is completed and expire December 31 each year.
Y, Subject to Ground
Floor Use Limitation
0-§350-22.2.A
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§350-22.2. Central Business-Side Street District (CB-Side Street)
A. Existing & Desired Character
(1) This district is a high-density mix of commercial, institutional, and residential uses set within an
eclectic mix of buildings, including historic commercial and industrial buildings, historic residential
structures—many of which have been repurposed for commercial use—and new commercial
buildings.
(2) Streets in the district are generally narrow with limited space for landscaping or other pedestrian
oriented amenities. These elements are located predominantly on private property close to the edge
of the right of way.
(3) Most parking in the district is public or shared private parking. Parking serves the CB-Side Street
District and the CB-Core District. Not all lots have off-street parking. Off-street parking is largely
hidden from view.
(4) Blocks are small to medium in size with limited curb cuts, which typically access public or shared
parking lots. The creation of new curb cuts is kept to a bare minimum.
(5) Building coverage is moderately high. Buildings are typically close together or are attached. Buildings
are often built to the edge of the sidewalk. Some buildings, however, have small front setbacks to
accommodate active pedestrian-oriented uses, like sidewalk dining, small seating areas, or high-
quality ornamental landscaping.
(6) New development follows basic principles of urban and architectural design, with strong attention to
shaping the public realm, sensitive integration of new development into the predominantly historic
architectural context of the area, and creative architectural detailing.
§350-22.2.B-§350-22.2.B
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(7) Illustrative example of the character of the district:
B. Intent
(1) The zoning standards are intended to support continued development of the area for commercial,
civic, institutional, and residential use, including ground floor residential use. The district supports the
CB-Core District with complementary commercial uses, homes within walking distance of Main Street,
and parking. It also creates a transition from the CB-Core District to surrounding residential districts.
Standards focus on:
(a) enhancing the safety, comfort, and attractiveness of the public realm for all users,
(b) maintaining high quality building and site design,
(c) facilitating sensitive integration of new development with historic architecture,
(d) providing predictable and efficient permit review,
(e) and encouraging targeted redevelopment, especially of underutilized sites.
§350-22.2.C-§350-22.2.C
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C. Table of Character-Based Requirements for Central Business-Side Street District
-- No requirement PB Allowed by Special Permit from Planning
Board
/ When two numbers are separated by a / symbol, the first
number is the minimum requirement, and the second
number is the maximum requirement.
CBAC Review by Central Business Architecture
Committee
Y Allowed by-right. All uses must be registered with the
Building Commissioner and comply with all codes. Site Plan
Approval is often also required for uses above certain
thresholds.
No Not Allowed
Site Allowed with Site Plan Approval from Planning Board.
Intermediate Site Plan Approval is required unless the
project otherwise triggers Major Site Plan Approval (Site-M).
N/A Not Applicable
CB-Side Street
Public Realm Dimensions
I Furnishing and Utility Zone
(min)
2’
J Pedestrian Throughway(min) 5’
K Lot Frontage Zone (min) 2’
31 See §350-21.6.E
32 Subject to other provisions. See§350-21.6.D.
33 See §350-21.6.F. Home businesses are not considered residential uses for these purposes.
34 See §350-21.6.F.
CB-Side Street
Lot Standards
Lot Size (min/max) --
Frontage (min/max) --
Lot Width --
Lot Depth --
Side setback (min/max) --
A Rear setback (min) --
B Build-To-Zone 0-10’
Special Permit to Increase
Maximum Front Setback
PB
C Building Frontage Occupancy
(min)31
75%
D Allowed Uses of Lot Frontage
Zone 32
Building,
Landscape
Component, Public
Realm Component,
Driveway (when
allowed)
E Driveway Width in Lot
Frontage Zone (max) (when
allowed)
20’
Open Space (min) --
F Ground Floor Use Limitation
Area, residential use (min)33
0’
G Ground Floor Use Limitation
Area, parking use (min)34
0’ – Site
H District Transitional Buffer,
Width (min)
20’
§350-22.2.C-§350-22.2.C
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CB-Side Street
Building Massing
Height
L Height (min/max) 30’/70’
M Ground Floor Height (min) 12’
N Upper Floor Height (min) 10’
O Ground floor elevation (max
avg)35
2’
Upper Story Stepback at
Front of Lot (maximum
building height at front lot
line/ required stepback
distance from front lot line
for additional stories)
55’/10’
35 Civic buildings are exempt from maximum ground floor
elevation
CB-Side Street
Building Details
Roof
P Maximum Pitched Roof
Surface Distance without
Variation
100’
Façade
Q Vertical Articulation of Bays
for Street Facing Facades
(min/max length of bays)
6’/50’
R Contiguous Blank Wall
Area, ground floor (max per
floor)
85 sq ft
S Contiguous Blank Wall
Area, upper floor (max per
floor)
100 sq ft
T Maximum Distance Between
Ground Floor Pedestrian
Entrances
50’
Fenestration
U % Fenestration, ground floor
(min/max)
per Ground Floor
Façade Type
V % Fenestration, upper floors
(min/max) when not
specified elsewhere
20%/40%
§350-22.2.C-§350-22.2.C
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CB-Side Street
Ground Floor Façade Types 36
Storefront Façade Type Y
Commercial Façade Type Y
Residential Façade Type Site
Civic Façade Type, for civic
use (see §350-21.7.F(6)(f))
Site
Civic Façade Type, for all other
uses (see §350-21.7.F(6)(g))
PB
CB-Side Street
Building Components
Awning Y
Entry Canopy Y
Balcony Y
Bay Window Y
Arcade Y
Gallery Y
Porch Y
Stoop, Portico, Lightwell Site
CB-Side Street
Building Design Standards
and Guidelines, Review
Design Guidelines and
Standards 37 related to
Buildings contained in §350-
21.7 )38
Review by Planning
Board for projects
subject to Site Plan
Approval
36 All types require a front door facing street.
37 Editor’s Note: The Planning Board may allow deviations from
Design Guidelines and Standards based on evaluation of the
existing conditions and block compatibility. See also: §350-
21.2.B(4).
CB-Side Street
Building Bulk
Less than 2,000 square feet of
new construction or addition
Y
New construction or addition of
2,000-4,999 square feet gross
floor area with no footprint
expansion
Site
New construction or addition
with footprint expansion of
2,000-4,999 square feet gross
floor area
Site
New construction or addition
with footprint expansion of
5,000-9,999 square feet gross
floor area
Site-M
New construction or addition
with footprint of 10,000-90,000
square feet gross floor area
PB
New construction or addition
resulting in a total of over
90,000 square feet single use
footprint
No
38 All other Design Standards and Design Guidelines in §350-21
and §350-22 are reviewed by the Planning Board for projects
subject to Site Plan Approval
§350-22.2.D-§350-22.2.D
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CB-Side Street
Landscaping
Landscape Components
Sidewalk Extension Y
Front Plaza Y
Front Terrace Y
Front Yard Site
Landscape Path Y
Front Ramp Y
Garden Y
Fence or Landscape Wall Y
Buffers
District Transitional Buffer,
Width (min)39
20’
District Transitional Buffer,
Screening Height (min)
6’
Parking Buffer, Width (min)40 10’
Parking Buffer, Screening
Height (min). See also §350-
6.8 E
5’
CB-Side Street
Green Infrastructure See §350-21.9
39 Width can be reduced with use of a fence. See §350-21.8.H
40 Width can be reduced with use of a fence. See §350-21.8.H
CB-Side Street
Public Realm Components See §350-21.10
CB-Side Street
Off-Street Parking &
Driveways
Addition of 6-9 parking spaces Site
Addition of 10 or more parking
spaces
Site-M
Continuation of use or reuse of
existing buildings
No new parking
required
Expansion of footprint, new
gross floor area; new
construction
New parking required
only for theaters and
night clubs. See §350
Table 8.1
Bicycle Parking Per 350-8.11
New Curb Cut PB
More than one curb cut No
Surface Parking located within
the Lot Frontage Zone 41
No
Pedestrian Passage from rear
parking to front of lot
(maximum distance along
frontage between pedestrian
passages)
200’
41 Note: Other parking requirements apply as well. See §350-
21.11 and §350-8.
§350-22.2.E-§350-22.2.E
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E. Use Table for Central Business-Side Street District
-- No requirement PB Allowed by Special Permit from Planning Board
/ When two numbers are separated by a / symbol,
the first number is the minimum requirement, and
the second number is the maximum requirement.
CBAC Review by Central Business Architecture
Committee
Y Allowed by-right. All uses must be registered with
the Building Commissioner and comply with all
codes. Site Plan Approval is often also required for
uses above certain thresholds.
No Not Allowed
Site Allowed with Site Plan Approval from Planning
Board. Intermediate Site Plan Approval is required
unless the project otherwise triggers Major Site
Plan Approval (Site-M).
N/A Not Applicable
CB-Side Street
Uses
Ground Floor Use Limitation 42 See Lot Standards
Residential use above first floor Y
Mixed Residential/Commercial Y
Ground floor residential use on a property that does not abut a public way or public park
maintained by the City. For the purposes of this provision rail trails shall not be considered
public parks.43
Y
Ground Floor Residential, Multi-family, 4+Townhouses, Live/Work space Site
All retail, personal service, artist’s space, retail or medical marijuana sales, 44wholesale and
business sales and supply of goods and services
Y
Professional/Business Office, banks – no drive through Y
Professional/Business Office, banks – with drive-through PB
Restaurant (drive-through not allowed), bar, entertainment, community center, theater, night
club
Y
Establishment with drive-through component No
Hotel/Motel Y
Trades Y
Health/Athletic club, indoor recreation, membership club operated for profit or nonprofit Y
Temporary event Y
Nursing homes (any facility licensed/sanctioned by the state as a nursing home or skilled
nursing center, but not assisted living residences). See also assisted living residences.
Site
Assisted Living residence Site
Veterinary hospital in which all animals are kept inside permanent buildings Y
Funeral Establishment No
Manufacturing, R & D (Biotech research requiring Biosafety Level 3 and above not allowed) PB
Brewery, Distillery, etc. Y
Marijuana independent testing lab Y
42 All uses are subject to Ground Floor Use Limitation, where it applies. See Lot Standards.
43 Home businesses are not considered residential uses for these purposes.
44 No Marijuana Establishment shall be located within 200 feet of a preexisting public or private school providing education in kindergarten or any
of grades 1 12. Building facades and property in which a Marijuana Establishment is located must be consistent with the character of the
neighborhood, including such items as transparent storefront windows with a view into the interior of the building. Security measures must appear
from the outside of the building to be consistent with the character of the neighborhood
0-0
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CB-Side Street
Education, religious use, day care, school-aged child-care program (MGL c. 28A, § 9), family
day care (with registration with Building Commissioner); historical association, and nonprofit
museum (residence of a caretaker must be above first floor only), Agricultural uses.
Y
Reuse of an historic educational or religious building for any residential use, live/work space
or office. All such uses approved under this provision shall be within the footprint of existing
building(s) and may only be approved contingent upon protection of all historically contributing
portions of the building with an historic preservation restriction granted to the City of
Northampton in a form acceptable to the Planning Board, with input from the Historical
Commission, as preserving the key character-defining features visible from the road (and not
necessarily meeting federal or state preservation standards for the entire building). The
existing building may be expanded to accommodate elevators and stairwells. Portions of the
building that are not part of the original architecture of the building and which do not contribute
to the historical or architectural significance of the building as determined by the Planning
Board, with input from the Historical Commission, may be demolished.
Site
Automobiles: establishment selling, leasing, renting automobiles and/or used automobiles and
trucks, new automobile tires and other accessories, boats, motorcycles and household and
camping trailers.
No
Single or multimodal passenger terminal Y
Facilities for essential services, municipal facility Y
Auto repair (not junkyard) without gasoline sales. Garage doors are not allowed on the front
façade. Vehicular access or parking is not allowed within 30’ of front lot line. The use is not
allowed on the ground floor of a building within 30’ of the front façade.
PB
Auto Service with gasoline sales, convenience commercial PB
Junk cars, motor vehicle accessories, scrap metal. See §350-8.8L. No
Commercial parking lot or structure including a public garage Site
Telecommunications antennas on existing buildings/facilities that do not require a new tower.
See §10.9
Site
Telecommunications antennas requiring new tower. See §10.9 PB
Private utility substation or similar facility or building. Power plant and/or district utility Site
Rooftop solar hot water and photovoltaic Y
Solar photovoltaic of any size, ground-mounted: 1. Over any legal parking lot or driveway; Site
Accessory solar photovoltaic ground-mounted on a parcel with any building or use, provided
that the PV is sized to generate no more than 200% of the annual projected electric use of the
non-PV building or use
Site
Short-term rentals. Such rentals must be registered with the City and are only valid for the
year in which registration is completed and expire December 31 each year.
Y
§350-22.3.A-§350-22.3.B
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§350-22.3. Central Business-Gateway District (CB-Gateway)
A. Desired Character
(1) The character-based standards are intended to foster appealing gateways to downtown. The district
signals to motorists that they are entering downtown Northampton where pedestrians and bicyclists
are frequent and valued. The streetscape is welcoming, safe, and attractive to all users. The public
realm is characterized by ample street trees, sidewalks with adequate width and functional and
attractive furnishing and utility zones, where possible.
(2) Buildings are set close together and are two or more stories, or one story with adequate street
presence, creating the sense of a consistent street wall and at least a moderate level of street
enclosure. Buildings are built to the edge of the sidewalk or have small front setbacks which is
occupied by high quality semi-public spaces used for expanded pedestrian throughway space, café
seating, outdoor display space, green stormwater management, ornamental landscaping, and other
pedestrian-oriented elements.
(3) Parking is predominantly located on-street and behind buildings with shared curb cuts, cross-access
between parking lots, internal pedestrian circulation, plentiful trees, and green stormwater
management. Where possible, redevelopment of large sites creates a recognizable block pattern with
buildings lined up along pedestrian-scale streets, and parking arranged into coherent lots located
behind buildings. Additions and new buildings follow basic principles of urban design and architectural
composition.
(4) Illustrative example of the desired character of the district:
B. Intent.
(1) This district is intended to:
(a) create a gateway to downtown Northampton and adjacent residential neighborhoods,
(b) to take advantage of existing high traffic volumes,
(c) to develop a pedestrian-scale public realm,
§350-22.3.B-§350-22.3.B
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(d) to facilitate redevelopment of the area with a broad range of moderate- to high-density
commercial, mixed-use, and residential buildings, including ground floor residential use, to support
commercial uses in the district and adjacent districts.
(e) to provide increased options for housing and services that benefit residents in the surrounding
neighborhoods and travelers along the corridor.
(f) And to reknit connections to and between adjacent residential neighborhoods by providing a
welcoming streetscape and pedestrian-oriented destinations between them.
§350-22.3.C-§350-22.3.C
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C. Table of Character-Based Requirements for Central Business-Gateway District
-- No requirement PB Allowed by Special Permit from Planning
Board
/ When two numbers are separated by a / symbol, the first
number is the minimum requirement, and the second
number is the maximum requirement.
CBAC Review by Central Business Architecture
Committee
Y Allowed by-right. All uses must be registered with the
Building Commissioner and comply with all codes. Site
Plan Approval is often also required for uses above
certain thresholds.
No Not Allowed
Site Allowed with Site Plan Approval from Planning Board.
Intermediate Site Plan Approval is required unless the
project otherwise triggers Major Site Plan Approval. (Site-
M)
N/A Not Applicable
CB-Gateway
Public Realm Dimensions
I Furnishing and Utility Zone
(min)
2’
J Pedestrian Throughway(min) 5’
K Lot Frontage Zone (min) 2’
45 See §350-21.6.E
46 Subject to other provisions. See§350-21.6.D.
47 See §350-21.6.F. Home businesses are not considered residential uses for these purposes.
48 See §350-21.6.F.
CB-Gateway
Lot Standards
Lot Size (min/max) --
Frontage (min/max) --
Lot Width --
Lot Depth --
Side setback (min/max) --
A Rear setback (min) 6’
B Build-To-Zone 0-10’
Special Permit to Increase
Maximum Front Setback
PB
C Building Frontage
Occupancy (min)45
50%
D Allowed Uses of Lot
Frontage Zone 46
Building,
Landscape
Component, Public
Realm Component,
Driveway (when
allowed)
E Driveway Width in Lot
Frontage Zone (max) (when
allowed)
24’
Open Space (min) --
F Ground Floor Use Limitation
Area, residential use (min)47
0’
G Ground Floor Use Limitation
Area, parking use (min)48
0’ – Site
H District Transitional Buffer,
Width (min)
20’
§350-22.3.C-§350-22.3.C
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CB-Gateway
Building Massing
Height
L Height (min/max) 20’/70’
M Ground Floor Height (min) 12’
N Upper Floor Height (min) 10’
O Ground floor elevation (max
avg)49
2’
Upper Story Stepback at
Front of Lot (maximum
building height at front lot
line/ required stepback
distance from front lot line for
additional stories)
55’/10’
49 Civic buildings are exempt from maximum ground floor
elevation
CB-Gateway
Building Details
Roof
P Maximum Pitched Roof
Surface Distance without
Variation
100’
Façade
Q Vertical Articulation of Bays
for Street Facing Facades
(min/max length of bays)
6’/50’
R Contiguous Blank Wall Area,
ground floor (max per floor)
85 sq ft
S Contiguous Blank Wall Area,
upper floor (max per floor)
150 sq ft
T Maximum Distance Between
Ground Floor Pedestrian
Entrances
60’
Fenestration
U % Fenestration, ground floor
(min/max)
per Ground Floor
Façade Type
V % Fenestration, upper floors
(min/max) when not specified
elsewhere
20%/40%
§350-22.3.C-§350-22.3.C
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CB-Gateway
Ground Floor Façade Types 50
Storefront Façade Type Y
Commercial Façade Type Y
Residential Façade Type Y
Civic Façade Type, for civic use
(see §350-21.7.F(6)(f))
Site
Civic Façade Type, for all other
uses (see §350-21.7.F(6)(g))
PB
CB-Gateway
Building Components
Awning Y
Entry Canopy Y
Balcony Y
Bay Window Y
Arcade Y
Gallery Y
Porch Y
Stoop, Portico, Lightwell Site
CB-Gateway
Building Design Standards
and Guidelines, Review
Design Guidelines and
Standards 51 related to Buildings
contained in §350-21.7 )52
Review by Planning
Board for projects
subject to Site Plan
Approval
50 All types require a front door facing street.
51 Editor’s Note: The Planning Board may allow deviations from
Design Guidelines and Standards based on evaluation of the
existing conditions and block compatibility. See also: §350-
21.2.B(4).
CB-Gateway
Building Bulk
Less than 2,000 square feet of
new construction or addition
Y
New construction or addition of
2,000-4,999 square feet gross
floor area with no footprint
expansion
Site
New construction or addition
with footprint expansion of
2,000-4,999 square feet gross
floor area
Site
New construction or addition
with footprint expansion of
5,000-9,999 square feet gross
floor area
Site-M
New construction or addition
with footprint of 10,000-90,000
square feet gross floor area
PB
New construction or addition
resulting in a total of over
90,000 square feet of single-use
footprint
No
52 All other Design Standards and Design Guidelines in §350-21
and §350-22 are reviewed by the Planning Board for projects
subject to Site Plan Approval
§350-22.3.D-§350-22.3.D
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CB-Gateway
Landscaping
Landscape Components
Sidewalk Extension Y
Front Plaza Y
Front Terrace Y
Front Yard Site
Landscape Path Y
Front Ramp Y
Garden Y
Fence or Landscape Wall Y
Buffers
District Transitional Buffer,
Width (min)53
20’
District Transitional Buffer,
Screening Height (min)
6’
Parking Buffer, Width (min)54 10’
Parking Buffer, Screening
Height (min), See also §350-6.8
E
5’
CB-Gateway
Green Infrastructure See §350-21.9
53 Width can be reduced with use of a fence. See §350-21.8.H
54 Width can be reduced with use of a fence. See §350-21.8.H
55 However, the applicant shall not be required to make up any
parking deficiency for existing gross floor area where the
existing use (or in cases of vacancy, the next previous use) did
CB-Gateway
Public Realm Components See §350-21.10
CB-Gateway
Off-Street Parking &
Driveways
Addition of 6-9 parking spaces Site
Addition of 10 or more parking
spaces
Site-M
Continuation of use or reuse of
existing buildings
No new parking
required
Expansion of footprint, new
gross floor area; new
construction
Parking required per
§350 Table 8.1 for
the new gross floor
area.55
Bicycle Parking Per 350-8.11
New Curb Cut Site
More than one curb cut PB
Parking located within the Lot
Frontage Zone 56
No
Pedestrian Passage from rear
parking to front of lot (maximum
distance along frontage between
pedestrian passages)
200’
not provide for the number of off-street parking spaces
required under this chapter.
56 Note: Other parking requirements apply as well. See §350-
21.11 and §350-8.
§350-22.3.E-§350-22.3.E
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E. Use Table for Central Business-Gateway District
-- No requirement PB Allowed by Special Permit from Planning Board
/ When two numbers are separated by a / symbol,
the first number is the minimum requirement, and
the second number is the maximum requirement.
CBAC Review by Central Business Architecture
Committee
Y Allowed by-right. All uses must be registered with
the Building Commissioner and comply with all
codes. Site Plan Approval is often also required for
uses above certain thresholds.
No Not Allowed
Site Allowed with Site Plan Approval from Planning
Board. Intermediate Site Plan Approval is required
unless the project otherwise triggers Major Site
Plan Approval.
N/A Not Applicable
CB-Gateway
Uses
Ground Floor Use Limitation 57
Residential use above first floor Y
Mixed Residential/Commercial Y
Ground floor residential use on a property that does not abut a public way or public park
maintained by the City. For the purposes of this provision rail trails shall not be considered
public parks.58
Y
Ground Floor Residential, Multi-family, 4+Townhouses, Live/Work space Y
All retail, personal service, artist’s space, retail or medical marijuana sales, 59wholesale and
business sales and supply of goods and services
Y
Professional/Business Office, banks – no drive through Y
Professional/Business Office, banks – with drive-through PB
Restaurant (drive-through not allowed), bar, entertainment, community center, theater, night
club
Y
Establishment with drive-through component No
Hotel/Motel Y
Trades Y
Health/Athletic club, indoor recreation, membership club operated for profit or nonprofit Y
Temporary event Y
Nursing homes (any facility licensed/sanctioned by the state as a nursing home or skilled
nursing center, but not assisted living residences). See also assisted living residences.
Site
Assisted Living residence Y
Veterinary hospital in which all animals are kept inside permanent buildings Y
Funeral Establishment Y
Manufacturing, R & D (Biotech research requiring Biosafety Level 3 and above not allowed) PB
Brewery, Distillery, etc. Y
Marijuana independent testing lab Y
57 All uses are subject to Ground Floor Use Limitation, where it applies. See Lot Standards.
58 Home businesses are not considered residential uses for these purposes.
59 No Marijuana Establishment shall be located within 200 feet of a preexisting public or private school providing education in kindergarten or any
of grades 1 12. Building facades and property in which a Marijuana Establishment is located must be consistent with the character of the
neighborhood, including such items as transparent storefront windows with a view into the interior of the building. Security measures must appear
from the outside of the building to be consistent with the character of the neighborhood
0-0
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CB-Gateway
Education, religious use, day care, school-aged child-care program (MGL c. 28A, § 9), family
day care (with registration with Building Commissioner); historical association, and nonprofit
museum (residence of a caretaker must be above first floor only), Agricultural uses.
Y
Reuse of an historic educational or religious building for any residential use, live/work space
or office. All such uses approved under this provision shall be within the footprint of existing
building(s) and may only be approved contingent upon protection of all historically
contributing portions of the building with an historic preservation restriction granted to the
City of Northampton in a form acceptable to the Planning Board, with input from the Historical
Commission, as preserving the key character-defining features visible from the road (and not
necessarily meeting federal or state preservation standards for the entire building). The
existing building may be expanded to accommodate elevators and stairwells. Portions of the
building that are not part of the original architecture of the building and which do not
contribute to the historical or architectural significance of the building as determined by the
Planning Board, with input from the Historical Commission, may be demolished.
N/A
Automobiles: establishment selling, leasing, renting automobiles and/or used automobiles
and trucks, new automobile tires and other accessories, boats, motorcycles and household
and camping trailers.
PB
Single or multimodal passenger terminal Y
Facilities for essential services, municipal facility Y
Auto repair (not junkyard) without gasoline sales. Garage doors are not allowed on the front
façade. Vehicular access or parking is not allowed within 30’ of front lot line. The use is not
allowed on the ground floor of a building within 30’ of the front façade.
PB
Auto Service with gasoline sales, convenience commercial PB
Junk cars, motor vehicle accessories, scrap metal. See §350-8.8L. No
Commercial parking lot or structure including a public garage Site
Telecommunications antennas on existing buildings/facilities that do not require a new tower.
See §10.9
Site
Telecommunications antennas requiring new tower. See §10.9 PB
Private utility substation or similar facility or building. Power plant and/or district utility Site
Rooftop solar hot water and photovoltaic Y
Solar photovoltaic of any size, ground-mounted: 1. Over any legal parking lot or driveway; Site
Accessory solar photovoltaic ground-mounted on a parcel with any building or use, provided
that the PV is sized to generate no more than 200% of the annual projected electric use of
the non-PV building or use
Site
Short-term rentals. Such rentals must be registered with the City and are only valid for the
year in which registration is completed and expire December 31 each year.
Y
§350-22.4.A-§350-22.4.B
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§350-22.4. Florence Village-Center District (FV-Center)
A. Desired Character
(1) The character-based standards are intended to foster a family-friendly walkable village center that
predominantly serves local residents while accommodating all street users. The public realm will be
characterized by ample street trees, sidewalks with adequate width, and functional and attractive
furnishing and utility zones, where possible. Buildings will be set close together with a moderate level
of street enclosure, while maintaining the village scale of the area. Buildings will be built to the edge of
the sidewalk, where adequate space for pedestrians and street trees exists, or will have small front
setbacks which will be occupied by high quality public or semi-public spaces used for expanded
pedestrian throughway space, café seating, outdoor display space, green stormwater management,
or ornamental landscaping. New buildings will follow the basic principles of urban design and
architectural composition and will take cues from the area’s 19th and early 20th century commercial,
and industrial buildings, or the historic building forms of the adjacent residential neighborhoods. Well-
designed public green spaces will provide gathering places for residents and users of the district and
adjacent neighborhoods and will enhance the viability of commercial uses.
(2) Illustrative example of the desired character of the district
B. Intent
(1) This district is intended to facilitate a broad range of commercial, residential, and mixed-uses, in the
form of infill development and redevelopment at a pedestrian-scale and moderate-density providing
services that benefit residents in the surrounding neighborhoods and travelers along the Route 9
corridor.
§350-22.4.C-§350-22.4.C
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C. Table of Character-Based Requirements for Florence Village-Center District
-- No requirement PB Allowed by Special Permit from Planning
Board
/ When two numbers are separated by a / symbol, the first
number is the minimum requirement, and the second
number is the maximum requirement.
CBAC Central Business Architecture Committee
Y Allowed by-right. All uses must be registered with the
Building Commissioner and comply with all codes. Site
Plan Approval is often also required for uses above
certain thresholds.
No Not Allowed
Site Allowed with Site Plan Approval from Planning Board.
Intermediate Site Plan Approval is required unless the
project otherwise triggers Major Site Plan Approval (Site-
M).
N/A Not Applicable
FV-Center
Public Realm Dimensions
I Furnishing and Utility Zone
(min)
2’
J Pedestrian Throughway(min) 5’
K Lot Frontage Zone (min) 2’
60 See §350-21.6.E
61 Subject to other provisions. See§350-21.6.D.
FV-Center
Lot Standards
Lot Size (min/max) --
Frontage (min/max) --
Lot Width --
Lot Depth --
Side setback (min/max) --
A Rear setback (min) 6’
B Build-To-Zone 0-20’
Special Permit to Increase
Maximum Front Setback
PB
C Building Frontage Occupancy
(min)60
75%
D Allowed Uses of Lot Frontage
Zone 61
Building,
Landscape
Component,
Public Realm
Component,
Driveway (when
allowed)
E Driveway Width in Lot
Frontage Zone (max) (when
allowed)
24’
Open Space (min) 5%
F Ground Floor Use Limitation
Area, residential use (min)62
20’
G Ground Floor Use Limitation
Area, parking use (min)63
0’ – Site
H District Transitional Buffer,
Width (min)
20’
62 See §350-21.6.F. Home businesses are not considered
residential uses for these purposes.
63 See §350-21.6.F.
§350-22.4.C-§350-22.4.C
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FV-Center
Building Massing
Height
L Height (min/max). Minimum
may be reduced by PB site
plan for buildings that do not
front on the public way.
20’/60’
M Ground Floor Height (min) 14’
N Upper Floor Height (min) 10’
O Ground floor elevation (max
avg)64
1.5’
Upper Story Stepback at
Front of Lot (maximum
building height at front lot
line/ required stepback
distance from front lot line
for additional stories)
45’/10’
64 Civic buildings are exempt from maximum ground floor
elevation
FV-Center
Building Details
Roof
P Maximum Pitched Roof
Surface Distance without
Variation
100’
Façade
Q Vertical Articulation of Bays
for Street Facing Facades
(min/max length of bays)
6’/50’
R Contiguous Blank Wall
Area, ground floor (max per
floor)
85 sq ft
S Contiguous Blank Wall
Area, upper floor (max per
floor)
100 sq ft
T Maximum Distance Between
Ground Floor Pedestrian
Entrances
40’
Fenestration
U % Fenestration, ground floor
(min/max)
per Ground Floor
Façade Type
V % Fenestration, upper floors
(min/max) when not
specified elsewhere
20%/40%
§350-22.4.C-§350-22.4.C
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FV-Center
Ground Floor Façade Types 65
Storefront Façade Type Y
Commercial Façade Type Y
Residential Façade Type No
Civic Façade Type, for civic
use (see §350-21.7.F(6)(f))
Site
Civic Façade Type, for all other
uses (see §350-21.7.F(6)(g))
PB
FV-Center
Building Components
Awning Y
Entry Canopy Y
Balcony Y
Bay Window Y
Arcade Y
Gallery Y
Porch Y
Stoop, Portico, Lightwell Site
FV-Center
Design Guidelines, Review
Design Guidelines 66 contained
in the Character-Based
Districts
Review by Planning
Board for projects
subject to Site Plan
Approval
65 All types require a front door facing street.
FV-Center
Building Bulk
Less than 2,000 square feet of
new construction or addition
Y
New construction or addition of
2,000-4,999 square feet gross
floor area with no footprint
expansion
Site
New construction or addition
with footprint expansion of
2,000-4,999 square feet gross
floor area
Site
New construction or addition
with footprint expansion of
5,000-9,999 square feet gross
floor area
Site-M
New construction or addition
with footprint of 10,000-90,000
square feet gross floor area
PB
New construction or addition
resulting in a total of over
90,000 square feet of single
use footprint
No
66 Editor’s Note: The Planning Board may allow deviations from
Design Guidelines based on evaluation of the existing
conditions and block compatibility. See also: §350-21.2.B(4).
0-0
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FV-Center
Landscaping
Landscape Components
Sidewalk Extension Y
Front Plaza Y
Front Terrace Y
Front Yard Site
Landscape Path Y
Front Ramp Y
Garden Y
Fence or Landscape Wall Y
Buffers
District Transitional Buffer,
Width (min)67
20’
District Transitional Buffer,
Screening Height (min)
6’
Parking Buffer, Width (min)68 10’
Parking Buffer, Screening
Height (min). See also §350-
6.8 E
5’
FV-Center
Green Infrastructure See §350-21.9
FV-Center
Public Realm Components See §350-21.10
67 Width can be reduced with use of a fence. See §350-21.8.H
68 Width can be reduced with use of a fence. See §350-21.8.H
69 However, the applicant shall not be required to make up any
parking deficiency for existing gross floor area where the
existing use (or in cases of vacancy, the next previous use) did
FV-Center
Off-Street Parking &
Driveways
Addition of 6-9 parking spaces Site
Addition of 10 or more parking
spaces
Site-M
Continuation of use or reuse of
existing buildings
No new parking
required
Addition of a second floor to a
one-story building
No new parking
required
Expansion of footprint, new
gross floor area; new
construction
Parking required per
§350 Table 8.1 for the
new gross floor
area.69
Bicycle Parking Per 350-8.11
New Curb Cut No
More than one curb cut No
Parking located within the Lot
Frontage Zone 70
No
Pedestrian Passage from rear
parking to front of lot
(maximum distance along
frontage between pedestrian
passages)
200’
not provide for the number of off-street parking spaces
required under this chapter.
70 Note: Other parking requirements apply as well. See §350-
21.11 and §350-8.
§350-22.4.D-§350-22.4.D
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D. Use Table for Florence Village-Center District
-- No requirement PB Allowed by Special Permit from Planning
Board
/ When two numbers are separated by a / symbol, the first
number is the minimum requirement, and the second
number is the maximum requirement.
Y Allowed by-right. All uses must be registered with the
Building Commissioner and comply with all codes. Site
Plan Approval is often also required for uses above certain
thresholds.
No Not Allowed
Site Allowed with Site Plan Approval from Planning Board.
Intermediate Site Plan Approval is required unless the
project otherwise triggers Major Site Plan Approval.
-- No Standard
FV-Center
Uses
Ground Floor Use Limitation 71 See Lot Standards
Residential use above first floor Y
Ground floor residential use on a property that does not abut a public way or public park
maintained by the City. For the purposes of this provision rail trails shall not be
considered public parks.72
Y
Ground Floor Residential, Multi-family, 4+Townhouses, Live/Work space No
All retail, personal service, artist’s space, retail or medical marijuana sales, 73wholesale
and business sales and supply of goods and services
Y
Professional/Business Office, banks – no drive through Y
Professional/Business Office, banks – with drive-through No
Restaurant (drive-through not allowed), bar, entertainment, community center, theater,
night club
Y
Establishment with drive-through component No
Hotel/Motel Y
Trades Y
Health/Athletic club, indoor recreation, membership club operated for profit or nonprofit Y
Temporary event Y
Nursing homes (any facility licensed/sanctioned by the state as a nursing home or skilled
nursing center, but not assisted living residences). See also assisted living residences.
Site
Assisted Living residence Site
Manufacturing, R & D (Biotech research requiring Biosafety Level 3 and above not
allowed)
PB
Breweries, Distilleries, etc. Y
Veterinary hospital in which all animals are kept inside permanent buildings Y
Marijuana independent testing lab Y
Education, religious use, day care, school-aged child-care program (MGL c. 28A, § 9),
family day care (with registration with Building Commissioner); historical association, and
Y
71 All uses are subject to Ground Floor Use Limitation, where it applies. See Lot Standards.
72 Home businesses are not considered residential uses for these purposes.
73 No Marijuana Establishment shall be located within 200 feet of a preexisting public or private school providing education in kindergarten or any
of grades 1 12. Building facades and property in which a Marijuana Establishment is located must be consistent with the character of the
neighborhood, including such items as transparent storefront windows with a view into the interior of the building. Security measures must appear
from the outside of the building to be consistent with the character of the neighborhood
§350-22.4.D-§350-22.4.D
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FV-Center
nonprofit museum (residence of a caretaker must be above first floor only), Agricultural
uses.
Single or multimodal passenger terminal Y
Facilities for essential services, municipal facility Y
Automobiles: establishment selling, leasing, renting automobiles and/or used
automobiles and trucks, new automobile tires and other accessories, boats, motorcycles
and household and camping trailers.
No
Auto repair (not junkyard) without gasoline sales. Garage doors are not allowed on the
front façade. Vehicular access or parking is not allowed within 30’ of front lot line. The
use is not allowed on the ground floor of a building within 30’ of the front façade.
PB
Junk cars, motor vehicle accessories, scrap metal. See §350-8.8L. No
Commercial parking lot or structure including a public garage. Site
Telecommunications antennas on existing buildings/facilities that do not require a new
tower. See §10.9
Site
Telecommunications antennas requiring new tower. See §10.9 PB
Veterinary hospital in which all animals are kept inside permanent buildings Y
Private utility substation or similar facility or building. Power plant and/or district utility Site
Rooftop solar hot water and photovoltaic Y
Solar photovoltaic of any size, ground-mounted: 1. Over any legal parking lot or
driveway;
Site
Accessory solar photovoltaic ground-mounted on a parcel with any building or use,
provided that the PV is sized to generate no more than 200% of the annual projected
electric use of the non-PV building or use
Site
Short-term rentals. Such rentals must be registered with the City and are only valid for
the year in which registration is completed and expire December 31 each year.
Y subject to Ground Floor
Use Limitation
Funeral Establishment No
§350-22.5.A-§350-22.5.B
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§350-22.5. Florence Village-General District (FV-General)
A. Desired character
(1) The desired character for this area is the same as that for Florence Village Center, except that a wider
range of uses, building types, frontage types, façade types, and configurations of the public realm is
anticipated. More industrial uses are expected as are standalone residential uses. Likewise, more
diverse building types are expected, with greater representation of wood frame buildings. Particular
attention will be paid to the areas along Depot Ave and along the Rail Trail between North Main Street
and Bardwell Street. These areas will be characterized by attached buildings with simple massing and
ample fenestration. Where possible, pedestrian circulation will be developed along the faces of
buildings. Parking lots will be consolidated where possible and landscaping and pedestrian circulation
will be added to them. The space between parking lots and the Mass Central Rail Trail will be
improved with seating, additional trees, improved stormwater management to decrease flooding on
the Rail Trail, and buffering of views of parked cars from the Rail Trail, where possible.
(2) Illustrative example of the desired character of the district:
B. Intent
(1) The intent of this district is to facilitate continued utilization and selected redevelopment of this area to
accommodate a wide range of commercial, industrial, residential, and live/work uses within walking
distance of Florence Village Center and adjacent moderate-density residential neighborhoods. The
district is intended to continue to provide space for employment opportunities and other commercial
uses, while also providing opportunities for compatible higher-density residential use, including
ground-floor residential use, to support those commercial uses.
§350-22.5.C-§350-22.5.C
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C. Table of Character-Based Requirements for Florence Village-General Districts (FV-General)
-- No requirement PB Allowed by Special Permit from Planning
Board
/ When two numbers are separated by a / symbol, the first
number is the minimum requirement, and the second
number is the maximum requirement.
CBAC Central Business Architecture Committee
Y Allowed by-right. All uses must be registered with the
Building Commissioner and comply with all codes. Site
Plan Approval is often also required for uses above
certain thresholds.
No Not Allowed
Site Allowed with Site Plan Approval from Planning Board.
Intermediate Site Plan Approval is required unless the
project otherwise triggers Major Site Plan Approval.
N/A Not Applicable
FV-General
Public Realm Dimensions
I Furnishing and Utility Zone
(min)
2’
J Pedestrian Throughway(min) 5’
K Lot Frontage Zone (min) 2’
74 See §350-21.6.E
75 Subject to other provisions. See§350-21.6.D.
76 See §350-21.6.F. Home businesses are not considered residential uses for these purposes.
77 See §350-21.6.F.
FV-General
Lot Standards
Lot Size (min/max) --
Frontage (min/max) --
Lot Width --
Lot Depth --
Side setback (min/max) --
A Rear setback (min) 6’
B Build-To-Zone 5-20’
Special Permit to Increase
Maximum Front Setback
PB
C Building Frontage
Occupancy (min)74
50%
D Allowed Uses of Lot
Frontage Zone 75
Building,
Landscape
Component, Public
Realm Component,
Driveway (when
allowed)
E Driveway Width in Lot
Frontage Zone (max) (when
allowed)
24’
Open Space (min) 5%
F Ground Floor Use Limitation
Area, residential use (min)76
0’
G Ground Floor Use Limitation
Area, parking use (min)77
0’ – Site
H District Transitional Buffer,
Width (min)
20’
§350-22.5.C-§350-22.5.C
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FV-General
Building Massing
Height
L Height (min/max). Minimum
may be reduced by PB site
plan for buildings that do not
front on a public way
20’/60’
M Ground Floor Height (min) 12’
N Upper Floor Height (min) 10’
O Ground floor elevation (max
avg)78
1.5’
Upper Story Stepback at
Front of Lot (maximum
building height at front lot
line/ required stepback
distance from front lot line for
additional stories)
45’/10’
78 Civic buildings are exempt from maximum ground floor
elevation
FV-General
Building Details
Roof
P Maximum Pitched Roof
Surface Distance without
Variation
100’
Façade
Q Vertical Articulation of Bays
for Street Facing Facades
(min/max length of bays)
6’/50’
R Contiguous Blank Wall Area,
ground floor (max per floor)
85 sq ft
S Contiguous Blank Wall Area,
upper floor (max per floor)
100 sq ft
T Maximum Distance Between
Ground Floor Pedestrian
Entrances
50’
Fenestration
U % Fenestration, ground floor
(min/max)
per Ground Floor
Façade Type
V % Fenestration, upper floors
(min/max) when not specified
elsewhere
20%/40%
§350-22.5.C-§350-22.5.C
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FV-General
Ground Floor Façade Types 79
Storefront Façade Type Y
Commercial Façade Type Y
Residential Façade Type Site
Civic Façade Type, for civic use
(see §350-21.7.F(6)(f))
Site
Civic Façade Type, for all other
uses (see §350-21.7.F(6)(g))
PB
FV-General
Building Components
Awning Y
Entry Canopy Y
Balcony Y
Bay Window Y
Arcade Y
Gallery Y
Porch Y
Stoop, Portico, Lightwell Site
79 All types require a front door facing street.
FV-General
Design Guidelines, Review
Design Guidelines 80 contained
in the Character-Based Districts
Review by Planning
Board for projects
subject to Site Plan
Approval
FV-General
Building Bulk
Less than 2,000 square feet of
new construction or addition
Y
New construction or addition of
2,000-4,999 square feet gross
floor area with no footprint
expansion
Site
New construction or addition
with footprint expansion of
2,000-4,999 square feet gross
floor area
Site
New construction or addition
with footprint expansion of
5,000-9,999 square feet gross
floor area
Site-M
New construction or addition
with footprint of 10,000-90,000
square feet gross floor area
PB
New construction or addition
resulting in a total of over
90,000 square feet of single use
footprint
No
80 Editor’s Note: The Planning Board may allow deviations from
Design Guidelines based on evaluation of the existing
conditions and block compatibility. See also: §350-21.2.B(4).
0-0
3/12/22 DRAFT Downtown Northampton & Florence Center Character-Based Zoning | 97
FV-General
Landscaping
Landscape Components
Sidewalk Extension Y
Front Plaza Y
Front Terrace Y
Front Yard Site
Landscape Path Y
Front Ramp Y
Garden Y
Fence or Landscape Wall Y
Buffers
District Transitional Buffer,
Width (min)81
20’
District Transitional Buffer,
Screening Height (min)
6’
Parking Buffer, Width (min)82 10’
Parking Buffer, Screening
Height (min). See also §350-6.8
E
5’
FV-General
Green Infrastructure See §350-21.9
FV-General
Public Realm Components See §350-21.10
FV-General
Off-Street Parking &
Driveways
Addition of 6-9 parking spaces Site
Addition of 10 or more parking
spaces
Site-M
Continuation of use or reuse of
existing buildings
No new parking
required
Addition of a second floor to a
one-story building
No new parking
required
Expansion of footprint, new
gross floor area; new
construction
Parking required per
§350 Table 8.1 for
the new gross floor
area.83
Bicycle Parking Per 350-8.11
New Curb Cut Site
More than one curb cut PB
Parking located within the Lot
Frontage Zone 84
No
Pedestrian Passage from rear
parking to front of lot (maximum
distance along frontage between
pedestrian passages)
200’
81 Width can be reduced with use of a fence. See §350-21.8.H
82 Width can be reduced with use of a fence. See §350-21.8.H
83 However, the applicant shall not be required to make up any
parking deficiency for existing gross floor area where the
existing use (or in cases of vacancy, the next previous use) did
not provide for the number of off-street parking spaces
required under this chapter.
84 Note: Other parking requirements apply as well. See §350-
21.11 and §350-8.
0-§350-22.5.D
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D. Use Table for Florence Village-General District
-- No requirement PB Allowed by Special Permit from Planning
Board
/ When two numbers are separated by a / symbol, the first
number is the minimum requirement, and the second
number is the maximum requirement.
Y Allowed by-right. All uses must be registered with the
Building Commissioner and comply with all codes. Site
Plan Approval is often also required for uses above certain
thresholds.
No Not Allowed
Site Allowed with Site Plan Approval from Planning Board.
Intermediate Site Plan Approval is required unless the
project otherwise triggers Major Site Plan Approval.
-- No Standard
FV-General
Uses
Ground Floor Use Limitation 85 See Lot Standards
Residential use above first floor Y
Ground floor residential use on a property that does not abut a public way or public park
maintained by the City. For the purposes of this provision rail trails shall not be considered
public parks.86
Y
Ground Floor Residential, Multi-family, 4+Townhouses, Live/Work space Y
All retail, personal service, artist’s space, retail or medical marijuana sales, 87wholesale and
business sales and supply of goods and services
Y
Professional/Business Office, banks – no drive through Y
Professional/Business Office, banks – with drive-through PB
Restaurant (drive-through not allowed), bar, entertainment, community center, theater, night
club
Y
Establishment with drive-through component No
Hotel/Motel Y
Trades Y
Health/Athletic club, indoor recreation, membership club operated for profit or nonprofit Y
Temporary event Y
Nursing homes (any facility licensed/sanctioned by the state as a nursing home or skilled
nursing center, but not assisted living residences). See also assisted living residences.
Site
Assisted Living residence Site
Manufacturing, R & D (Biotech research requiring Biosafety Level 3 and above not allowed) PB
Breweries, Distilleries, etc. Y
Veterinary hospital in which all animals are kept inside permanent buildings Y
Marijuana independent testing lab Y
85 All uses are subject to Ground Floor Use Limitation, where it applies. See Lot Standards.
86 Home businesses are not considered residential uses for these purposes.
87 No establishment shall be located within 200 feet of a preexisting public or private school providing education in kindergarten or any of grades 1
12. No MARIJUANA establishment shall be located within 200 feet of a preexisting public or private school providing education in kindergarten or
any of grades 1 12. Building facades and property in which a Marijuana Establishment is located must be consistent with the character of the
neighborhood, including such items as transparent storefront windows with a view into the interior of the building. Security measures must appear
from the outside of the building to be consistent with the character of the neighborhood
§350-22.5.D-§350-22.5.D
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FV-General
Education, religious use, day care, school-aged child-care program (MGL c. 28A, § 9),
family day care (with registration with Building Commissioner); historical association, and
nonprofit museum (residence of a caretaker must be above first floor only), Agricultural
uses.
Y
Single or multimodal passenger terminal Y
Facilities for essential services, municipal facility Y
Automobiles: establishment selling, leasing, renting automobiles and/or used automobiles
and trucks, new automobile tires and other accessories, boats, motorcycles and household
and camping trailers.
No
Auto repair (not junkyard) without gasoline sales. Garage doors are not allowed on the front
façade. Vehicular access or parking is not allowed within 30’ of front lot line. The use is not
allowed on the ground floor of a building within 30’ of the front façade.
PB
Junk cars, motor vehicle accessories, scrap metal. See §350-8.8L. No
Commercial parking lot or structure including a public garage. Site
Telecommunications antennas on existing buildings/facilities that do not require a new
tower. See §10.9
Site
Telecommunications antennas requiring new tower. See §10.9 PB
Veterinary hospital in which all animals are kept inside permanent buildings Y
Private utility substation or similar facility or building. Power plant and/or district utility Site
Rooftop solar hot water and photovoltaic Y
Solar photovoltaic of any size, ground-mounted: 1. Over any legal parking lot or driveway; Site
Accessory solar photovoltaic ground-mounted on a parcel with any building or use, provided
that the PV is sized to generate no more than 200% of the annual projected electric use of
the non-PV building or use
Site
Short-term rentals. Such rentals must be registered with the City and are only valid for the
year in which registration is completed and expire December 31 each year.
Y
Funeral Establishment Y