Planning Board Work Session and Public Hearing
Monday April 21, 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
II. Review Minutes of March 17, 2003 and April 1, 2003 Planning Board Meetings
Review of rules of procedure for reviewing minutes
III. Final Public Hearing Addressing Site Plan Review Regulation Amendments for Landscaping, As-Built and Greenspace
Note: Copies of Proposed Amendments are available at (1) Town Clerk, (2) Library, (3) Town Offices and (4) Following this Agenda
IV. Continued Public Hearing Addressing Site Plan Review Regulation Amendments for Architecture Standards
Note: Copies of Proposed Amendment is available at (1) Town Clerk, (2) Library, (3) Town Offices and (4) Following this Agenda
Respectfully Submitted,
Krystina Deren Arrain, Planning & Zoning
Administrator
Amendment #5 - Article X.IV.B. (renumber old section)
AS-BUILT DRAWINGS
After completing an approved project, the applicant shall submit as-built drawings suitable for recording by the Registry of Deeds, and after review and approval, the Town shall record those drawings. The applicant shall be responsible for all costs associated with this article.
The Board may determine that the scope of an approved Site Plan does not warrant as-built drawings. At its sole discretion, the Board may waive this requirement prior to granting approval of a proposed site plan, or the Board may waive this requirement on the request of the applicant in the normal course of the site plan review process. In either event, the decision to waive this requirement will depend on the Board's judgement of the need for as-built drawings in relation to the scope and nature of the proposed project.
In inspecting a completed project and prior to issuing a Certificate of Occupancy, the Town Engineer may determine that deviations from approved plans were not sufficiently material to require separate as-built drawings. In such cases, upon written recommendation by the Town Engineer, the Board may elect to waive the requirement for as-built drawings and authorize the issuance of a Certificate of Occupancy.
Unless the requirement for as-built drawings is waived or pre-empted by the issuance of a Certificate of Occupancy as provided above, prior to the issuance of a Certificate of Occupancy, the applicant shall have prepared by a licensed surveyor and/or engineer as-built drawings.
As-built drawings shall show the accurate location, invert and top grade of all drainage structures, all sewer structures, water mains and appurtenances and ties thereto, utilities, and profiles, center-line street and ditch grades on 100-foot stations to the nearest 0.1 (one-tenth) foot. Three prints of this information shall be submitted to the Planning Board, or its agent, for approval, prior to the issuance of a Certificate of Occupancy.
In the event that the Town Engineer determines that as-built drawings differ in any material respect from plans previously approved by the Planning Board, the Board shall review the Town Engineer's findings and decide whether such differences are sufficiently material as to require a resubmission of portions or all of the project plans to the Planning Board under these Regulations or any part thereof.
Amendment #1 - Article X.D.
GREENSPACE
DEFINITION: A permeable area of vegetated ground surface.
In addition to the required 10-feet wide landscaped buffer area around the perimeter and the 5% minimum landscaped area in parking lots, 10% of the remaining buildable area of a lot shall have no impervious surface and shall be landscaped according to the Landscaping and Screening standards below (Section X.D).
Amendment #2 - Article X.E. (replaces existing §X.D.1)
LANDSCAPING AND SCREENING
1. The purpose of this Article is to establish regulations that will, over time, help maintain and restore the rural New Hampshire seacoast character of the Town. Encouraging the planting of sustainable vegetation ? including ground cover, shrubs, and trees ? that are native to the region will achieve this objective. In addition, plantings of varying species and degrees of maturity will have immediate and long-term benefits that are not only aesthetic, and economically viable, but also ecologically important for wildlife, water protection. Landscape plans submitted with applications shall be created using best management practices according to standards established by the New Hampshire Landscape Association, the Urban Forestry Center, or the Sustainable Landscape Group, Office of Sustainability
Programs, University of New Hampshire.
(a) Landscaping and screening must be provided with proper regard to adjacent properties, the public highway and within the site, including interior landscaping of parking areas. The proposed landscape design must be compatible with any well-executed and maintained adjoining property landscape design. The landscape design, as submitted to the Planning Board, shall indicate prominent landscape elements on adjoining properties within 25 feet abutting the subject site.
Where the site abuts residential property, activity on the subject property shall be screened from the residential property by appropriate landscaping, including berming, mounding, the use of plant materials, and/or existing natural vegetation so as to control the visual and aural impact of the commercial development. Fencing alone will not be considered an acceptable method of screening.
(b) Vegetated buffer strips of at least twenty-five (25) feet minimum width from the property line shall be provided where a proposed non-residential development abuts a residential zone. Where appropriate, existing growth must be incorporated into the buffer strips or landscaping design. Buffer strips must contain vegetation that will screen the view from adjacent residential property during all seasons.
(c) A landscaping plan must be submitted and approved, showing locations and types of vegetation to be retained or established. Configuration and vegetation (including height) will be reviewed by the Board on a case by case basis to ensure reasonable visual and noise screening and to contribute aesthetic natural quality to the development.
(d) Vegetation. Mature trees and existing natural vegetation shall be maintained whenever possible. New development shall incorporate plants characteristic of the region and in natural masses. An adequate percentage of vegetation that retains its foliage shall be used to provide screening in winter months. Salt tolerant species shall be used where appropriate.
(e) Trees. All Commercial and Industrial development shall plant new trees in accordance with the following:
1. Salt Tolerance. Trees planted within 25 feet of a street right-of-way shall be salt tolerant and appropriate documentation shall be presented with the landscaping plan.
2. Overhead clearance. Tree size and planting locations shall be selected so that the tree, upon reaching its mature size, shall not interfere with existing overhead utility lines, unless, as part of the application, the overhead lines are to be relocated.
3. Planting zones. Planting trees in zones is encouraged along lateral and rear boundaries, as follows:
Sight Triangles at Points of Ingress and Egress
Landscaping plans shall delineate sight triangles at all points of access and egress to driveways, rights of way, and public thoroughfares. Commonly accepted standards for delineating and planting within sights triangles shall be used.
Low Zone (Front and lateral boundaries to a depth of 30' from the edge of the right of way.)
Trees that grow no taller than 20 feet. Low-zone trees may be planted anywhere within this zone, including tree plantings under or near utility lines.
Medium Zone (Lateral boundaries from a depth of 30' from the right of way to a line 20' past the front of the forward most building on the site.)
Trees that grow no taller than 40 feet in height. Appropriate soil spaces are: wide planting areas or medians 4 feet to 8 feet wide, large planting squares eight-feet square or greater and other open areas of similar size or larger.
Tall zone (Rear and lateral boundaries not covered by the above zones.)
Trees that grow 50 feet or more in height. Plant trees at least 35 feet away from buildings to allow for proper root development and minimize damage to buildings. These trees must also have a very large planting area or medians greater that eight feet to allow for root system, trunk diameter and root flare.
Tree Planting Zone Diagram
(f) Landscape Bond. A bond equal to 25% of the installed cost of the plantings will be held by the Town for two (2) growing seasons to ensure prompt replacement of any dead plantings. The Construction Inspector from the Town's engineering consulting firm shall inspect site landscaping annually and recommend reduction of the bond, as appropriate.
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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