LUAG

test design
 purpose
• Test the ordinance on an existing site
• Create visual images to convey one option
of what the code allows
• Work within the ordinance to avoid CUP,
variances, or other delays in development
of the site
 hypothetical set-up
• house and foundation destroyed by fire
• I’ve acquired the lot & demolished
• rebuilding residence and garage
 test site: 309 washington

test site

seven gables

benson & langehough

context
 metrics

• Façade Length: 39’ (47’ allowable)

• Average Height: 28.17’ (33.8
allowable)
• Average Front Setback: 18 ‘
• Avg. North Sideyard: 9.5’
• Avg. South Sideyard: 16’
 what is fascade width?
• def’n: the exterior wall on the front, side, or
rear elevation of the building regardless of
whether the building side faces a street.
• Single wall, or collection of walls?
• How far back must a wall be to be
excluded from front façade wall?
 the proposal: a 3-plex
• high density to support downtown
• pedestrian access to northfield
• within height limits
• less than average façade width
• meets or exceeds setbacks
• complies with compatibility standards
• avoids tree drip lines as much as possible
view from north
 height limits
• plane follows 33.8’ above grade
 lower level = basement
• half of living space wall is below grade, so
it doesn’t count as a story
• code allows lowering of grade; max height
is measured from “natural grade” not
“lowered grade”
 site plan
• PDF link
 suggestions to consider
• Limit buildable floor area relative to lot area
• Allow more floor area for features such as
porches, towers, dormers, balconies, inside
foundation corners, smaller acc’y buildings
• Limit height of ground floor above property line,
unless conditions merit otherwise
• Limit length of unbroken walls with 2-foot
minimum offset
 suggestions, continued
• limit unbroken wall height
• weight roof height by unbroken length
• require residential buildings to relate to other
residential buildings on the block, but non-
residential to relate to all buildings on the block
• consider existing building height as average of
all roof heights measured per Fig. 3-6
• dovetail with rental ordinance
thank you