The Campus Overlay is intended to apply to sites occupied by civic, institutional, residential, or large office uses. These sites contain multiple buildings on one or more lots that work together to create a walkable campus with inter-related uses.

The Higher Education Housing Overlay is intended to enable development principally for higher education housing on land of or abutting state-accredited graduate schools.

A.

Intent. These sites contain multiple buildings on one or more lots that work together to create a walkable campus with inter-related uses. A Campus Overlay is intended to permit greater flexibility for the development of larger lots than otherwise is allowed by these regulations, provided, however, that such development is consistent with the comprehensive plan for development, including the goals of more economic and efficient use of the land, a harmonious variety of uses, a higher level of urban amenities, and preservation of natural and scenic qualities of open spaces. These regulations aim to assist campus planners in achieving the intent of the building type regulations, relating to their surrounding context, maintaining the interior focus of the campuses, and creating a welcoming public face to the streets surrounding the campus.

B.

Applicability. The following regulations apply to all locations noted on the zoning map with the Campus Overlay and shall be applied to lots adjacent to each other, or across streets from each other, which operate as a single campus.

C.

Phasing. A Campus Overlay may be developed in phases, pursuant to a master plan approved by the commission.

The Campus Overlay requires applicants to file the following types of applications, as applicable to the relevant type of activity that is the subject of the application:

A.

Special Permit. Special permit for a master plan for the entire campus, showing the location of buildings, landscaping, and other development features, including an inventory of existing signage, in accordance with special permit application requirements outlined in 1.3.4 Special Permits, except that a master plan application shall not be required to include the following documents:

(1)

Final plans for "lighting, landscape and retaining walls" contemplated by 1.3.3 B.(7);

(2)

Interior floor plans, building elevations, and parking plans contemplated by 1.3.3 B.(8), (10), and (12), other than concept floor plans, building elevations, and parking plans;

(3)

Landscape plans for vegetation other than for trees, contemplated by 1.3.3 B.(11);

(4)

Sign plans contemplated by 1.3.3 B.(13);

(5)

Soil erosion and sediment control plan contemplated by 1.3.3 B.(14);

(6)

All provided that such documents shall be provided with any site plan contemplated in 5.1.2 B. and further provided that no work may commence on the portion of the site requiring additional site plan review until a site plan has been approved.

B.

Site Plan Review. Site plan review for buildings shown on a previously approved master plan; or

C.

Special permit review for buildings not shown on a previously approved master plan, as may be amended from time to time.

(Amend. of 12-13-2022)

Staff or the commission, as applicable, may approve construction in a Campus Overlay for lots in the NX-1 and MX-2 districts, subject to the following conditions:

A.

Lot Configuration.

(1)

Lot Area. A minimum lot area of one acre is required for Campus Overlays planned to be primarily residential, or 2 acres for campuses with mixed residential/non-residential uses or non-residential uses.

(2)

Lot Width. The lot must have a minimum width of 100 feet.

(3)

Number of Buildings. There shall be a minimum of 2 detached principal structures.

B.

Streets. New private streets within a Campus Overlay may be created, provided that they are shown in the master plan and approved by the director of the department of public works and the commission.

(1)

Approval. When approving new streets, the commission shall follow the criteria required in 1.3.11 Decisions on Streets, Street Lighting, & Building Lines.

(2)

Define Primary Streets. Primary and non-primary streets (refer to 1.6 Definitions) shall be defined for all streets surrounding and passing through the campus. Consideration shall be given to the orientation of adjacent parcels when defining these streets.

(3)

New Streets. New street, whether public or private, within the campus shall utilize the street types defined in 9.0 Street Types.

(4)

Alleys. Alleys should be utilized to provide parking and service access within the campus.

C.

Buildings. Buildings within the campus shall utilize the Building Types permitted by the underlying zoning district. Additional Building Types may be considered through special permit review per either 5.1.2.A or 5.1.2 C. Building Type regulations apply to all buildings with the following exceptions:

(1)

Building Siting requirements provided, however, that:

(a)

All corners on designated Primary Streets shall be occupied by buildings.

(b)

Side and rear setbacks shall be applied to the overall lot, but not individual buildings.

(c)

Maximum building coverage, maximum impervious area, and additional semi-pervious area shall be applied to the overall lot.

(d)

The commission shall review the master plan to ensure that the intent of the Building Siting requirements is achieved, particularly with respect to the front build-to zone and vehicular access, where strict application of the Building Siting requirements would be impracticable.

(e)

Building heights may be a maximum of 12 stories.

(2)

The blank wall limitation shall be applied to all sides of any detached building, except that the commission may allow a blank wall when the wall is not visible from the public right of way or a private street, and is part of an accessory structure not regularly used by members of the public, such as a maintenance building, where the existence of the blank wall does not present security concerns or where such concerns are mitigated by measures such as a surveillance system. In addition, the commission may eliminate the blank wall limitation for Civic Building Type buildings as part of its special permit review.

(3)

Number of street entrances requirement.

D.

Parking.

(1)

Yard Location. Parking lots or structures shall be located in the rear yard or corner side yard on primary streets or on non-primary streets.

Allowed uses include all of those uses allowed by the underlying zoning district.

Individual buildings and lots may be sold during the construction of or following the completion of a Campus Overlay development, in accordance with the subdivision regulations.

If at any point this section is voided by a court, the requirements for underlying zoning district shall apply in full.

A.

Intent. The intent of this overlay is to support the city's institutions of higher learning, by creating flexibility in the zoning regulations that enables housing to be provided for students and others, where such housing would not otherwise be able to be built.

B.

Applicability. The following regulations apply to all locations noted on the zoning map with the Higher Education Housing Overlay."

The Higher Education Housing Overlay requires applicants to file the following types of applications, as applicable to the relevant type of activity that is the subject of the application:

A.

Special permit for a master plan for the entire site, showing the location of buildings, landscaping, and other development characteristics, in accordance with special permit application requirements outlined in 1.3.4 Special Permits;

B.

Site plan review for buildings shown on a previously approved master plan; or

C.

Special permit review for buildings not shown on a previously approved master plan, as may be amended from time to time.

Staff or the commission, as applicable, may approve an application in a Higher Education Housing Overlay, subject to the following conditions:

A.

Lot Configuration.

(1)

Lot Area. A minimum lot area of 10 acres is required for Higher Education Housing Overlays.

(2)

Lot Width. The lot must have a minimum width of 100 feet.

B.

Streets. New private streets within a Higher Education Housing Overlay may be created, provided that they are shown in the master plan and approved by the director of the department of public works and the commission. New streets, whether public or private, within the Higher Education Housing Overlay shall utilize the street types defined in 9.0 Street Types. When approving new streets, the commission shall follow the criteria required in 1.3.11 Decisions on Streets, Street Lighting, & Building Lines.

C.

Buildings. Buildings within the Higher Education Housing Overlay shall utilize the Building Types permitted by the underlying zoning. Building Type regulations apply to all buildings with the following exceptions:

(1)

Building Siting requirements, provided, however, that:

(a)

Side and rear setbacks shall be applied to the overall lot, but not individual buildings.

(b)

Maximum building coverage, maximum impervious area, and additional semi-pervious area shall be applied to the overall lot.

(c)

The commission shall review the master plan to ensure that the intent of the Building Siting requirements is achieved, particularly with respect to the front build-to zone and vehicular access, even if the specific requirements of the Building Siting requirements may not be achieved due to the existence of multiple buildings or site conditions.

(2)

The blank wall limitation shall be applied to all sides of any detached building, except those walls, not visible from the public right of way or private streets, of accessory structures not regularly used by members of the public, such as maintenance buildings.

(3)

Number of street entrances requirement.

(4)

Maximum Overall Height, which shall be capped at 4.5 stories.

Allowed uses include one-, 2-, 3-, and multi-unit dwellings. Other uses related to higher education — including classroom, auditoriums, labs, offices, cafeterias, or recreational facilities — not to exceed 15 percent of the total floor area of all buildings on the lot may be permitted with approval by the commission through the special permit process.

A.

Intent. The Transit Oriented Development Overlay is intended to allow for greater flexibility and require greater density in the vicinity of fixed nodes of public transportation. Structures that are appropriate for the district are located near transit stations as defined in 3.3.2.H.

B.

Applicability. The following regulations apply to all locations noted on the zoning map with the Transit Oriented Development Overlay, which may be overlain on lots located in any district, other than the DT districts, which are within one-half (1/2) of a mile of any existing or proposed transit station.

The Transit Oriented Development Overlay requires applicants to file a zoning permit application, unless a special permit application is otherwise required by other provisions in these regulations (for example, in the case of an Assembly Use). The staff or commission may require a transportation management plan to be submitted as part of the application.

Staff or the commission, as applicable, may approve a development with the Transit Oriented Development Overlay which meets the following conditions:

A.

Streets. New private streets within a Transit Oriented Overlay may be created, provided that they are shown in the master plan and approved by the director of the department of public works and the commission.

(1)

Approval. When approving new streets, the commission shall follow the criteria required in 1.3.11 Decisions on Streets, Street Lighting, & Building Lines.

(2)

Subdivision. If new public streets are created, the lot shall be subdivided in accordance with the subdivision regulations. Where possible, blocks should be a maximum of 500 feet in length.

(3)

Street Types. New street, whether public or private, shall utilize the street types defined in 9.0 Street Types.

(4)

Alleys. Alleys should be utilized to provide parking and service access within the campus.

B.

Define Primary Streets. Primary and non-primary streets (refer to 1.6 Definitions) shall be defined for all streets surrounding and passing through the development. Consideration shall be given to the orientation of adjacent parcels when defining these streets. Primary Streets shall be located along at least 2 of the block frontages, preferably the longest block faces, and shall determine the front lot lines and locations of alley access and/or driveways.

C.

Buildings. Permitted building types shall include the following:

(1)

Downtown Storefront Building Type. The requirements for the Downtown Storefront Building Type as defined for the DT-3 district shall be utilized with the bonuses offered by 4.3.2. Note 5.

(2)

Downtown General Building Type. The requirements for the Downtown General Building Type as defined for the DT-3 district shall be utilized with the bonuses offered by 4.4.2. Note 7.

(3)

Apartment Building Type. The requirements of the Apartment Building Type as defined for the MX-2 shall be utilized.

(4)

Row Building Type. The requirements of the Row Building Type as defined for the MX-2 district shall be utilized.

(5)

Workshop/Warehouse Building Type. Existing Workshop/Warehouse Buildings shall be permitted, in accordance with the requirements in the underlying zoning district.

D.

Uses. The uses shall be any of the uses allowed in the DT districts, but not uses allowed in the underlying zoning district which are not also allowed in the DT districts. Such uses are either permitted, permitted with conditions, or special permitted, in the same manner as in the DT districts.

E.

Required Mix of Residential Building Types. For parcels or a development of combined parcels totalling over 4 acres, a mix of at least 2 types of residential building types is required, including residential units in the upper stories of a Storefront Building Type, in an Apartment Building Type, or in a Row Building Type.

F.

Signs. See 8.1.3 D.

A.

Intent. The Connecticut River Overlay is intended to improve access and enjoyment of the Connecticut River through carefully planned, use-specific development that is sensitive to the ecology of an urban waterway.

B.

Applicability. The following regulations apply to all locations noted on the zoning map with the Connecticut River Overlay, which may be overlain on lots located in any district, which are within 2,000 feet landward from the Connecticut River, measured horizontally on a line perpendicular to the location of the annual average stream bank of the western side of the waterway.

The Connecticut River Overlay requires applicants to file a zoning permit application, unless a special permit application is otherwise required by other provisions in these regulations. A special permit shall be required if the constructed improvements is proposed to be located within 75 feet landward from the Connecticut River, measured horizontally on a line perpendicular to the location of the annual average stream bank of the western side of the waterway.

Staff or the commission, as applicable, may approve a development with the Connecticut River Overlay which meets the following conditions:

A.

Buildings. Buildings within the Connecticut River Overlay shall utilize the Building Types permitted by the underlying zoning. Building Type regulations apply to all buildings with the following exceptions:

(1)

Minimum Overall Height shall be 3.5 stories.

(2)

Maximum Overall Height shall be 30 percent greater than the Building Type otherwise allows.

B.

Uses. Uses shall include only Multi-Unit Dwelling, Bed & Breakfast, Hotel/Apartment Hotel, Assembly, School. Transit Station, Airport, Neighborhood Retail, Neighborhood Service, Child Day Care, Drinking Place, Eating Place, Office, Craftsman Industrial, Park, Intensive Park Uses, Cannabis Retail, Temporary Events, as well as Accessory Uses to these Principal Uses.

C.

Sustainability. Approval may be conditioned on the use of construction methods and building materials which reduce negative environmental impacts, including in the areas of stormwater runoff, energy usage, and water and air quality.

(Amend. of 12-13-2022; Amend. of 9-6-2023(1); Amend. of 4-23-2024(3))