350-6.11 Supplement by Bill Sweet v1.0:1
§ 350-6.11. Form-based criteria for two-family and two single-family homes.
A. General standards.
(1) Any new heating system to serve a second unit on a parcel or a new two-family or two single families that trigger site plan review or special permit must use on-site sourced or grid-sourced electricity. This must be shown at the time of the site plan application. Grid-sourced electric
baseboard heating. No AC.
(2) The dwelling units in a two-family dwelling may be arranged side-by-side, front-and-back, or vertically stacked (up-down), or a combination thereof. Front-and-back
B. Illustrative examples. See photos at the end of this document
C. Design standards for two-family and two single-family structures on a lot.
-Side setback: L: 5' R: 2' (existing nonconforming)
-Rear setback: Greater than 100'.
-Build to zone: N/A due to the existing front setback being 30'.
-Building frontage occupancy width: 26'
(1) Building massing. Maximum length of massing is 50 feet. ("B")
(a) A dwelling may have more than one mass. Two detached masses.
(b) When a mass is attached to another mass, the masses must be designed with one or more of the following… N/A because of two detached masses.
(2) Building frontage.
(a) Within the URA, URB, and URC Zones, in order to create a transitional space between a building's facade and the public realm that enhances neighborhood character, a new two family dwelling or substantial alteration of a single-family dwelling that adds 50% or more gross floor area must include a covered front entry that meets the standards below. N/A
[1] The covered front entry must be located within the build-to zone, except when a preexisting building is not located within the build-to zone.
[2] The covered front entry must face the street. This is required for buildings facing and along the street front within the build-to zone. This is not applicable for additional structures built behind such buildings and which are not within the build-to zone.
[3] A covered front entry must have a minimum contiguous floor area of six feet by eight
feet, exclusive of any stairs or ramps, for each unit's entry. The Planning Board, through site plan review, may approve a smaller size but not smaller than four feet by
four feet for each unit.
[4] The roof must cover an area of at least four feet by four feet.
Commented [1]: By my reading, I believe the frontage section doesn't apply to our situation, because the project doesn't add 50 percent or more gross floor area, and possibly because the buildings are seperate. Is this correct?
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[5] At least one side of the covered entry shall be open between three feet and seven feet above its floor surface.
[6] A front entry may project beyond the front facade of a building or may be integral to
the overall massing and roof form of the building.
[7] Any stair egresses to porches above first floor covered entries must be within the footprint of the porch and may not project on the exterior of the porch footprint if it is
within the build-to zone.
(b) A two-family dwelling may have a shared front entry, or two separate front entries. N/A
(c) When a dwelling or dwelling unit is located to the rear of another dwelling unit that has a covered front entry, the principal entrance to the rear dwelling may face the side or rear of
the lot. In this case, the covered front entry must be at least 20 feet from the lot line unless other means to create a buffer/private outdoor space to adjoining properties are approved by the Planning Board. The entrance must meet the requirements for a covered front entry
as described above. N/A
(3) Parking/garage placement.
(a) General parking. See attached image at end of this document. This represents the rare occurrence when there would be space needed for four vehicles. As the diagram indicates, there
is room for additional vehicles, but this use would be very unusual.
[1] A parking area must be located to the side or rear of a dwelling. No more than one parking space may be located in front of a dwelling's front facade. Parking is located
in driveway to the side of the existing home, and in front of the existing rec room / garage. This project represents no alteration of that.
[2] Where a pre-existing parking area in front of a dwelling's front facade is proposed to be used in association with a new two-family use: the parking area may be expanded toward the side of the lot but may not encroach further in front of the home between the home and the street. No expansion needed, there is an existing driveway and lot.
[3] No more than four cars may be parked beside a dwelling. Additional vehicles must be
parked behind a dwelling or inside a garage. The existing lot enables this.
[4] Parking for more than four cars shall be separated by landscaped areas of at least six feet by six feet. N/A, we don’t anticipate more than four cars on the property as a
whole.
[5] Parking areas behind a dwelling shall be adequately screened to block car headlights from illuminating adjacent properties. There is existing coverage.
[6] The Planning Board may issue a special permit for alternative parking configurations
when: the proposed design maintains an equal level of safety and no more than four cars will be visible from a public way.
(b) Detached garage design. N/A
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[1] When a detached garage is located to the side of a dwelling and the garage doors face and are visible from the street, the width of the detached garage must be no more than
75% of the width of the principal dwelling on the property.
[2] Detached garage front setback - 20 feet minimum.
(c) Attached garage design. N/A
[1] When an attached garage is located between two dwelling units, the garage doors
must face the side or rear of the lot.
[2] When the garage door(s) of an attached garage faces and is visible from the street, no
garage door shall be wider than 12 feet.
[3] For attached garages in the SR, RR, and WSP Districts when the garage doors do not face the street, the facade of the garage visible from the street shall have window
glazing that covers at least 20% of that exterior facade.
(4) Screening.
(a) All exterior mechanical structures must be located along the sides or rear of structures or screened from view from public ways. N/A, there are none
(b) All refuse containers must be contained within a structure or screened from view from a
public way and adjacent properties. N/A, will share main house’s existing trash bins
(c) For every tree over five inches in caliper removed for construction, a replacement shade tree of at least one-inch caliper must be planted on the property. When more than three
trees are required for replacement, a variety of shade trees from the City's Tree List and Planting Guidelines must be selected. The project will only affect a lone lilac tree, which will be removed for plumbing work and subsequently replaced.
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Front of property seen from Lincoln Ave, showing driveway and right setback
Main house seen from the back, showing garage/rec building in the foreground and parking area
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Right front of garage building. Sowing tree that would be removed for construction. Note that the property line is actually on the other side of the fence, and this is not in dispute.
Garage/rec building, left/front side, partial view of left setback
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Rear right corner of garage, showing setback (property line is actually past the fence and on neighbor's lawn. This fact is not in dispute)
Full view of back of the garage/rec building
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