Planning Board Work Session
and Public Hearing
Monday, May 19, 2003
7:00 p.m.
North Hampton Town Hall
I. Continued: Organization of Board Committees for 2003-2004
Appointment of Long-Range Planning Subcommittee Chair and Members
Planning Board Nomination of Representative on Route 1 Study Committee
II. Review Minutes of April 21, 2003 and May 6, 2003 Planning Board Meetings
III. Continued Public Hearing Addressing Site Plan Review Regulation Amendments for Architecture Standards
Note: Copies of Proposed Amendment are available at (1) Town Clerk, (2) Library, (3) Town Offices, and (4) following this agenda.
Respectfully Submitted,
Krystina Deren Arrain, Planning & Zoning Administrator
North Hampton Site Plan Review Regulations for 2003
Proposed Amendment for Architecture/Appearance
Amendment #4 - Article X.F. (renumber old section)
ARCHITECTURE /APPEARANCE
No permit shall be granted for a commercial, industrial or multi-family building unless an architectural plan drawn to scale meets all of the requirements of the Planning Board. Specifications shall have been filed with and approved by the Planning Board.
The Architectural Plans shall, at a minimum, indicate the following:
(a) Floor plan(s);
(b) Building Elevations (all four sides)
(c) The type of windows and doors to be installed on the building.
(d) The type and color of building material to be used on the exterior of the building.
(e) The Board may request details, and other plans (axonometric, details, etc.) should they believe that it is in the best interests of the community in the review of the project.
GENERAL APPEARANCE CRITERIA
A. In order to "... provide for the harmonious and aesthetically pleasing development of the municipality and its environs..." (NHRSA 674:44,II(b)), the Planning Board will use the following criteria in its review of the architectural design of proposed commercial structures.
The purpose of these guidelines is to provide design standards to assist with the development, renovations and restorations of commercial properties to complement the overall New England-style ambiance of the community. The guidelines are directed towards, but not limited to, assisting corporate franchises and commercial developments in the design of structures, and related properties, which reflect the small town, rural, and agricultural atmosphere that is unique to North Hampton.
The objective of these regulations is not intended to restrict imagination, innovation or variety in the new construction, restoration and renovation of commercial buildings and related property, but rather to enhance the visual appearance of the community, conserve property values, and to further encourage continued economic development. These regulations ARE intended to discourage routine franchise architecture, strip mall vistas and urban blight.
These are not likely to foresee all possible proposed building situations. The Planning Board will make decisions concerning unforeseen situations with the spirit of these regulations in mind.
B. Factors for evaluation.
The evaluation of the following appearance factors will govern the Planning Board's decisions on whether the proposed site and building designs are acceptable.
1. Conformance to this section - General Appearance Criteria;
2. Architectural character;
3. Building materials and subdued color considerations;
4. Vehicular and pedestrian circulation and parking;
5. Harmony and compatibility of project compared to existing site and neighborhood;
6. Lighting design;
7. Integration of landscaping and buffer areas; and
8. Retention, alteration, or removal of existing structures and site features.
C. Site Development
The development of the site must address various elements in providing a total design plan for the proposed construction. The building's orientation, setback, alignment with the street, and relative spacing with respect to other structures will be considered in the overall design. Long, strip-mall type development should be avoided. "U-shaped", "L-shaped", etc., structures are encouraged. The reuse of existing structures and landscape features is encouraged. The overall architectural theme for the site development will create a positive image for the project.
D. Site Organization
All existing natural and man-made features of the site should be carefully considered for integration into the overall site design. It is important to cluster buildings within a development wherever feasible to encourage open space. A compact building arrangement provides savings in grading, paving, utilities and other costs and conserves natural site features and open space. Separation of vehicular and pedestrian pathways is important to the overall safety of the site.
E. Architectural Requirements
1. Roofs. Monotony of design or warehouse style structures shall be avoided. Variation in detail, form and sitting shall be used to provide visual interest. In order to prevent the construction of warehouse style buildings (i.e. long horizontal roof lines), all new buildings, canopies (e.g. covering fuel pumps) and additions shall be pitched roofs of 3:12or greater, or gabled roofs, where practical. Shed, gambrel and barn style roofs are also acceptable. Dormers are encouraged. Roofs must have appropriate overhangs.
In large commercial structures over 200 feet in length where pitched roofs are not practical, the use of false building fronts shall be used to imitate pitched roofs to vary the horizontal lines along portions of the facade to create the appearance of multiple attached buildings. Additionally, changes in building elevations may be used in conjunction with pitched roofs to give the appearance of multiple attached buildings.
All sides of a structure shall receive design consideration. A facade unrelated to the rest of the building is not acceptable.
2. Building materials. Exterior surfaces of building shall be covered with traditional materials or products which simulate natural materials, including but not limited to clapboards, shingles, stone, brick, or architectural CMU's. Exposed plain cinder block, corrugated steel, sheet plastic or sheet fiberglass are not acceptable. Pitched roofs shall be constructed of shingles, metal roofing or other materials traditionally used in this region.
3. Awnings. Brightly colored or illuminated franchise type awnings are not acceptable. Awnings may be made of transparent materials (glass or clear Plexiglas type products). Awning covers designed for shade should be made of fabric or simulated fabric-like material.
4. Architectural details. Balconies, decks, covered porches, decorative shingles, bracketed eaves, columns, balustrades, skylights and arches are among the details to be considered and encouraged. All features and details should be in proportions with the building, and in keeping with our New England Character.
5. Windows and doors. Windows shall comprise no less than 5% of the exterior wall surface of the portions of the building facing a public right-of-way, parking area, or a developed area - on or off site. Windows may be used for either interior illumination of for display purposes. All windows and doorways shall be encased with trim; decorative trim is preferred.
This guideline can be waived if it is shown that the windows will serve no useful function and will interfere with an otherwise acceptable architectural design.
6. Fencing. Fences made of traditional New England materials are encouraged. (i.e. picket, split rail, wrought iron, brick, stone). Chain link security fences may be allowed where appropriate, but their use is generally discouraged.
7. Lighting. Site lighting must conform to the specifications in these Regulations, with no light spilling or reflecting onto adjacent properties.
8. Intercoms. Use of amplified PA or drive-thru type intercoms is prohibited.
9. Color. Exterior colors of buildings and accessories are encouraged to be muted. Bright, franchise colors are not acceptable.
10. Mechanical Equipment. All rooftop mechanical units shall be located so as not to be visible from the street level or from other public areas on the ground level. Wall or ground mounted equipment shall be screened from public view with fences or vegetation.
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