PLANNING BOARD AGENDA
AND PUBLIC HEARING NOTICE
July 1, 2003
7:00 PM
North Hampton Town Hall
I. New Business
Case #03-29 -- Map/Lot #001-136-000 and #005-027-000: Northwest Corner of Willow Avenue and Chapel Road, Stephen and Nancy Wood, 277 Gulf Road, Dover, NH, Request for Subdivision.
Case #03-30 -- Map/Lot #007-148-000: 229 Atlantic Avenue, Joseph Kutt, P.O. Box 295, North Hampton, NH 03862-0295, Request for Site Plan Review.
II. Other Business
Discussion of current status of 120 Lafayette Road
Final Public Hearing Addressing Site Plan Review Regulation Amendments for Addition of "Sight Triangle" Definition
Final Public Hearing Addressing Site Plan Review Regulation Amendments for Architecture/Appearance Standard
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 STANDARDS
PURPOSE
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.
Purposes of these standards are:
1. To restore, over time, the rural New England character of the Industrial/Business-Residential District (I/B-R) along Route 1 (See North Hampton Master Plan 1999, Conclusion, p. CG-4);
2. To improve the appearance of the I/B-R District, a goal that received broad citizen support in the survey published in the 1999 Master Plan (over 80% considered it Very Important or Important);
3. 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 and strip mall vistas.
These standards are not likely to foresee all possible proposed building situations. The Planning Board will make decisions concerning unforeseen situations with the purposes of these standards in mind.
SUBMISSION REQUIREMENTS
For Site Plan Review Architectural Plans and Specifications shall, at a minimum, include the following:
(a) Plot plans,
(b) Foundation plans,
(c) Floor plans for each occupied floor,
(d) Elevations for all sides of proposed structures that specify exterior materials and colors,
(e) Roof plans that specify materials and colors, and
(e) Additional details and plans the Board believes in the best interests of the community in reviewing the project.
No building permit shall be granted for a commercial, industrial or multi-family building unless an architectural plan drawn to scale meets all of the Site Plan Review Requirements of the Planning Board. All application materials shall have been filed with and approved by the Planning Board.
STANDARDS
A. Site Development and Organization
The development of the site must address various elements in providing a total design plan. The building's degree of visibility from public rights of way, 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 overall architectural theme for the site should create a positive image for the project and contribute to the positive image of the Industrial/Business-Residential District.
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.
B. Architectural Standards
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 3:12 or greater, or gabled roofs, where practical. Shed, gambrel and barn style roofs are also acceptable. Dormers are encouraged. Roofs should have 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.
2. Building materials. Exterior surfaces of buildings, including roofs, shall be covered with materials traditionally used in New England or products that simulate such materials, including but not limited to clapboards, shingles, stone, brick, or architectural concrete masonry units (CMUs). Exposed plain concrete block, corrugated steel, sheet plastic or sheet fiberglass are not acceptable exterior materials.
3. Awnings. Awning covers should be made of fabric or simulated fabric-like material. Illuminated or franchise-type awnings are not acceptable.
4. Architectural details. Balconies, decks, covered porches, decorative shingles, bracketed eaves, columns, balustrades, skylights and arches are among details to be considered and encouraged. All features and details should be in proportion to the building, and in keeping with traditional New England architecture.
5. Windows and doors. Windows should comprise no less than 5% of the exterior wall surface of portions of buildings facing a public right-of-way, parking area, or any developed area. All windows and doorways should be encased with trim that enhances the appearance of the building.
6. Fencing. Fences made of traditional materials and/or products that simulate such materials are encouraged - e.g, pickets, split rails, wrought iron, brick, or stone. Preservation and restoration of existing stone walls is strongly encouraged. Chain link security fences may only be allowed where appropriate, but their use is generally discouraged.
7. Lighting. Site lighting must be designed so that no light spills or reflects on to adjacent properties and does not cause a safety problem for vehicular traffic. A "dark-sky" standard - that is, no light radiating above the horizontal plane at the low point of any luminaire -- is required for all lighting plans.
8. Public Address Systems. Use of amplified public-address systems is prohibited..
9. Intercoms. Use of drive-through intercoms is prohibited, unless the applicant demonstrates that sound from such systems will not spill on to adjacent properties. In no event shall these systems be approved for use before 7:00 AM or after 9:00 PM.
10. Color. Exterior colors of buildings and accessories shall be muted and unobtrusive. Excessively bright colors, such as those often used by franchises, are not acceptable.
11. Mechanical Equipment. All rooftop mechanical units shall be located so as not to be visible from 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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