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10.3 Building Frontage Typologies

10.3.1 Introduction

Along Easton Avenue, fi ve frontage typologies were established using existing conditions and elements along the corridor as reference. The fi ve 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 fl oor retail, offi ce or residential above

Narrative:

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, offi ces, studios and live-work units. Rather than big fi rms, the offi ces 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 fl oor offer window shopping throughout the day and light from within pours out onto the sidewalks at night creating a safer environment.

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

Maximum Height: 3 stories

Minimum Height: 2 stories

Stoop Landing Area: 3’-0” min.

Porch Depth: N/A

Porch Height: N/A

Minimum Ground Floor Elevation: 0’-0”

ADA Access Required: Yes

Minimum Ground Floor Height: 12’-0”

Maximum Facade Unit Width: 50’-0”

Fenestration Percentage Ground Floor: 70% min.

Fenestration Percentage Upper Floors: 40% min.

Minimum Awning Height: 8’-0”

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10.3.3 Mixed Use- 2

Description:

Four-Eight stories, ground fl oor retail, offi ce or residential above

Narrative:

Buildings in this form will have retail on the fi rst fl oor 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 fl oor, 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.

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.

Maximum Height: 8 stories

Minimum Height: 4 stories

Stoop Landing Area: 3’-0” min.

Porch Depth: N/A

Porch Height: N/A

Minimum Ground Floor Elevation: 0’-0”

ADA Access Required: Yes

Minimum Ground Floor Height: 12’-0”

Maximum Facade Unit Width: 50’-0”

Fenestration Percentage Ground Floor: 70% min.

Fenestration Percentage Upper Floors: 40% min.

Minimum Awning Height: 8’-0”

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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 fi nishing 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

Maximum Height: 4 stories

Minimum Height: 2 stories

Stoop Landing Area: 3’-0” min.

Porch Depth: 7’-0” min.

Porch Height: 4’-0” min.

Minimum Ground Floor Elevation: 4’-0”

ADA Access Required: No

Minimum Ground Floor Height: 8’-0”

Maximum Facade Unit Width: 25’-0”

Fenestration Percentage Ground Floor: 50% min.

Fenestration Percentage Upper Floors: 40% min.

Minimum Awning Height: 8’-0”

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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 fi nish 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.

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

Maximum Height: 4 stories

Minimum Height: 2 stories

Stoop Landing Area: 3’-0” min.

Porch Depth: 7’-0” min.

Porch Height: 4’-0” min.

Minimum Ground Floor Elevation: 4’-0”

ADA Access Required: No

Minimum Ground Floor Height: 8’-0”

Maximum Facade Unit Width: 25’-0”

Fenestration Percentage Ground Floor: 50% min.

Fenestration Percentage Upper Floors: 40% min.

Minimum Awning Height: 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.

Maximum Height: 8 stories

Minimum Height: 4 stories

Stoop Landing Area: 3’-0” min.

Porch Depth: 7’-0” min. if applicable

Porch Height: 2’-0” min. if applicable

Minimum Ground Floor Elevation: 0’-0”

ADA Access Required: Yes

Minimum Ground Floor Height: 10’-0”

Maximum Facade Unit Width: 50’-0”

Fenestration Percentage Ground Floor: 55% min.

Fenestration Percentage Upper Floors: 40% min.

Minimum Awning Height: 8’-0”

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10.4 Glossary

ADA: Americans with Disabilities Act

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

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

Building Zone: the maximum building footprint allowed

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 traffi c 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

Frontage: building façade facing the street

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

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 waterproofi ng membrane

Maximum Facade Unit Width: maximum allowed distance between a distinction or difference on the building facade

Maximum Height: maximum termination of building

Minimum Height: minimum termination of building

Minimum Ground Floor Height: Dimension between the fi nished fl oor and 2nd level fl oor slab or the ground level of a building

Mixed Use: the use of a building for multiple purposes, including but not limited to residential, retail, and offi ce

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, café tables with chairs, fountains, artwork, sculptures and/or bicycle parking

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 defi ne the front yard regulations in zoning codes

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.