Easton Ave Studio_Form Based Code 2012

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10.3 Building Frontage Typologies 10.3.1 Introduction Along Easton Avenue, five frontage typologies were established using existing conditions and elements along the corridor as reference. The five frontage typologies are: mixed use (max 3 stories), mixed use (max 8 stories), porch, stoop, and apartment.

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10.3.2 Mixed Use- 1 Description: Two-three stories, ground floor retail, office or residential above

Maximum Height:

3 stories

ADA Access Required:

Minimum Height:

2 stories

Minimum Ground Floor Height:

12’-0”

Maximum Facade Unit Width:

50’-0”

Stoop Landing Area:

3’-0” min.

Yes

Porch Depth:

N/A

Fenestration Percentage Ground Floor: 70% min.

Narrative:

Porch Height:

N/A

Fenestration Percentage Upper Floors: 40% min.

Mixed use buildings at the 2-3 story size and scale offer a low density feel while activating the street. Stories two and three are composed of apartments, offices, studios and live-work units. Rather than big firms, the offices that are found in these buildings are rented by the likes of an independent accountant, a freelance writer, or a music teacher. Retail shops, eateries or neighborhood services like dry-cleaners activate the sidewalks at the ground level. The scale blends in well with the adjacent residential and commercial units along Easton Avenue. High fenestration levels on the ground floor offer window shopping throughout the day and light from within pours out onto the sidewalks at night creating a safer environment.

Minimum Ground Floor Elevation:

Build-to-Line: Within the range of the prevailing setback of adjacent properties, not to enter the ROW, or up to 8’-0” from the property line if devoted to active uses Frontage Condition Guidelines: 8’-0” max setback for active use frontage condition ranging from but not limited to outdoor cafes, sitting areas, outdoor retail area, etc. Active use setbacks are private property that has no delineation separating it from the public realm of the street. Active use setbacks must be fully accessed by the public. Step Back: N/A

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0’-0”

Minimum Awning Height:

8’-0”


10.3.3 Mixed Use- 2 Description: Four-Eight stories, ground floor retail, office or residential above

Maximum Height:

8 stories

ADA Access Required:

Minimum Height:

4 stories

Minimum Ground Floor Height:

12’-0”

Maximum Facade Unit Width:

50’-0”

Stoop Landing Area:

3’-0” min.

Yes

Porch Depth:

N/A

Fenestration Percentage Ground Floor: 70% min.

Narrative:

Porch Height:

N/A

Fenestration Percentage Upper Floors: 40% min.

Buildings in this form will have retail on the first floor to continue to activate the pedestrian level. Floors two through eight will be a mix of different uses. Buildings of this sort are landmarks in a neighborhood as they are functional as well as aesthetically pleasing. After the third floor, a step back occurs to maintain a common cornice line throughout the corridor. This step backed space is activated by patio or garden space. Whether it is a water-cooler discussion taking place on this outdoor terrace, or a few friends catching up after work on their patio garden, it is sure to add to the activity on the street below.

Minimum Ground Floor Elevation:

0’-0”

Minimum Awning Height:

8’-0”

Build-to-Line: Within the range of the prevailing setback of adjacent properties, not to enter the ROW, or up to 8’-0” from the property line if devoted to active uses Frontage Condition Guidelines: 8’-0” max setback for active use frontage condition ranging from but not limited to outdoor cafes, sitting areas, outdoor retail area, etc. Active use setbacks are private property that has no delineation separating it from the public realm of the street. Active use setbacks must be fully accessed by the public. Step Back: 8’-0” min. @ the 4thFloor for step back. Suggested uses include Private Terrace, Public Terrace, Food Garden, and Rain Garden.

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10.3.4 Stoop Description: Two-Four stories, residential with stoop Narrative: Narrow and unique houses greatly enhance the pedestrian experience by constant change of scenery. The buildings sit back just enough that a semi-private garden can be kept behind a short wrought iron fence. Even though this residence style does not have a porch, sitting on the steps while waiting for a friend for finishing a phone call can create a beloved space just as prominent as a porch. Build-to-Line: 20’-0” max front setback with frontage condition. 3’-0” min front setback, to allow for stoop landing. Frontage Condition Guidelines: 20’-0” max setback for maintained passive frontage condition ranging from but not limited to grass lawn, rain garden, etc. Maintained passive frontage must have edge condition ranging from but not limited to an approved corridor fence, raised ledge, hedge, etc. Step Back: N/A

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Maximum Height:

4 stories

ADA Access Required:

Minimum Height:

2 stories

Minimum Ground Floor Height:

No 8’-0”

Stoop Landing Area:

3’-0” min.

Maximum Facade Unit Width:

Porch Depth:

7’-0” min.

Fenestration Percentage Ground Floor: 50% min.

Porch Height:

4’-0” min.

Fenestration Percentage Upper Floors: 40% min.

Minimum Ground Floor Elevation:

4’-0”

Minimum Awning Height:

25’-0”

8’-0”


10.3.5 Porch Description: Two-Four stories, residential with porch Narrative: Easton Avenue has such an active pedestrian walk. The residents that live along the corridor going to or from the train station, work, or out to eat stop and talk to their neighbors along the way. An appealing front yard can be maintained within the semi-public area. If the exchanges between neighbors extends beyond friendly formalities, a front porch is a great place to finish a conversation. The front porch is deep enough to invite real active usage rather than a few decorative pieces that take the place of real people.

Maximum Height:

4 stories

ADA Access Required:

Minimum Height:

2 stories

Minimum Ground Floor Height:

No 8’-0”

Stoop Landing Area:

3’-0” min.

Maximum Facade Unit Width:

Porch Depth:

7’-0” min.

Fenestration Percentage Ground Floor: 50% min.

Porch Height:

4’-0” min.

Fenestration Percentage Upper Floors: 40% min.

Minimum Ground Floor Elevation:

4’-0”

Minimum Awning Height:

25’-0”

N/A

Build-to-Line: 20’-0” max front setback with frontage condition. 3’-0” min front setback, to allow for stoop landing. Frontage Condition Guidelines: 20’-0” max setback for maintained passive frontage condition ranging from but not limited to grass lawn, rain garden, etc. Maintained passive frontage must have edge condition ranging from but not limited to an approved corridor fence, raised ledge, hedge, etc. Step Back: N/A

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10.3.6 Apartment Description: Four- Eight stories, residential or student housing Narrative: Apartment buildings provide higher densities and allow for more people to activate the street at all hours of the day. These buildings along Easton Ave. have similar details as the mixed use buildings, however they can also be used for student housing and other education activities such as teachers or faculty housing. Build-to-Line: Within the range of the prevailing setback of adjacent properties, not to enter the ROW, or up to 8’-0” from the property line if devoted to active or maintained passive uses. Frontage Condition Guidelines: 8’-0” max setback for active use frontage condition ranging from but not limited to outdoor cafes, sitting areas, outdoor retail area, etc. Active use setbacks are private property that has no delineation separating it from the public realm of the street. Active use setbacks must be fully accessed by the public. A maintained passive frontage condition may also be used ranging from but not limited to grass lawn, rain garden, etc. Maintained passive frontage must have edge condition ranging from but not limited to an approved corridor fence, raised ledge, hedge, etc. Step Back: 8’-0” min. @ the 4thFloor for step back. Suggested uses include Private Terrace, Public Terrace, Food Garden, and Rain Garden.

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Maximum Height:

8 stories

ADA Access Required:

Minimum Height:

4 stories

Minimum Ground Floor Height:

10’-0”

Maximum Facade Unit Width:

50’-0”

Stoop Landing Area:

3’-0” min.

Yes

Porch Depth:

7’-0” min. if applicable

Fenestration Percentage Ground Floor: 55% min.

Porch Height:

2’-0” min. if applicable

Fenestration Percentage Upper Floors: 40% min.

Minimum Ground Floor Elevation:

0’-0”

Minimum Awning Height:

8’-0”


10.4 Glossary

Frontage: building façade facing the street

ADA: Americans with Disabilities Act

Frontage Condition: use given to area between the building and the Right of Way

Adjacent Property: property located next to said property Approved Corridor Fence: typical fence types, not to include chain-link, approved to be used along the corridor for edging conditions Awning: a secondary covering attached to the exterior wall of a building

Impervious Coverage: a portion of a lot, expressed as a percentage, that does not absorb precipitation Green Roofs: a roof of a building that is partially or completely covered with vegetation and a growing medium, planted over a waterproofing membrane Maximum Facade Unit Width: maximum allowed distance between a distinction or difference on the building facade

Build-to-Line: an established line beyond which no building may extend to ensure that its streets will appear uniform

Maximum Height: maximum termination of building

Building Zone: the maximum building footprint allowed

Minimum Ground Floor Height: Dimension between the finished floor and 2nd level floor slab or the ground level of a building

Bulb-Out: See Curb Extension Bump-Out: See Curb Extension Corner Lot: building lot that borders two or more streets at the intersection of two or more streets Cornice: any horizontal decorative molding that crowns a building Curb Extension: also referred to as a neckdown, bulb-out, curb build-out, bump-out, is a traffic calming measure, primarily used to extend the sidewalk, reducing the crossing distance and allowing pedestrians about to cross and approaching vehicle drivers to see each other when vehicles parked in a parking lane would otherwise block visibility Driveway: a private road giving access from a public way to a building on adjoining grounds Fenestration Percentage: the amount, expressed as a percentage, of openings in a building or wall envelope

Minimum Height: minimum termination of building

Mixed Use: the use of a building for multiple purposes, including but not limited to residential, retail, and office Parallel Parking: a method of parking a vehicle in line with other parked cars in one line, parallel to the curb, with the front bumper of each car facing the back bumper of the adjacent one Parklet: a small urban park, often created by replacing several under-utilized parallel parking spots with a patio, planters, trees, benches, cafĂŠ tables with chairs, fountains, artwork, sculptures and/or bicycle parking

Rain Barrel: a water tank used to collect and store rain water runoff, typically from rooftops via rain gutters Rain Garden: a planted depression that allows rainwater runoff from impervious urban areas like roofs, driveways, walkways, parking lots, and compacted lawn areas the opportunity to be absorbed Right of Way (ROW): a strip of land that is used for transportation purposes, such as streets or highways and is reserved for the purposes of maintenance or expansion of existing services Setback: the distance which a building or other structure is set back from a street Sharrow: also referred to as a shared-lane marking, designates the shared use of the road by automobiles and bicycles. Sidewalk: a concrete path along the side of the road Step Back: a step-like recession in a wall or on the façade of a building Stoop: an external landing with steps external to the walls of the main building proper Travel Lane: a lane for the movement of vehicles traveling from one destination to another, not including shoulders and auxiliary lanes.

Porch: an external structure attached to the main building proper, but may be enclosed by screen, latticework, broad windows, or other light frame walls extending from the main structure Prevailing Setback: a phrase used to define the front yard regulations in zoning codes

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