article i - general provisions 3

City of Rochester Site Plan Regulations

CITY OF ROCHESTER

SITE PLAN REGULATIONS Most recently amended March 22, 2021

Table of Contents

ARTICLE I - GENERAL PROVISIONS ........................................................................................... 3

Section 1 - Authority ........................................................................................................................... 3

Section 2 - Title ................................................................................................................................... 3

Section 3 - Intent and Purpose ............................................................................................................ 3

Section 4 - Applicability ..................................................................................................................... 3

Section 5 - Interpretation ..................................................................................................................... 4

Section 6 - Definitions and Word Usage ............................................................................................ 4

Section 7 - Schedule of Fees ............................................................................................................... 8

Section 8 - Inspection Fee ................................................................................................................... 9

Section 9 - Impact Fees ....................................................................................................................... 9

Section 10 - Enforcement .................................................................................................................. 10

Section 11 - Interpretation and Conflict ............................................................................................ 10

Section 12 - Validity ......................................................................................................................... 10

Section 13 - Future Amendment....................................................................................................... 10

Section 14 - Amendments ................................................................................................................ 10

ARTICLE II - SITE PLAN PROCESS ............................................................................................ 12

Section 1 - Presubmission Or Preliminary Planning Board Site Review Procedure. ....................... 12

Section 2 - Formal Site Review Submission Procedure. .................................................................. 13

Section 3 - Special Site Review Committee ................................................................................. 16

Section 4 - Required Improvements and Agreements ....................................................................... 18

Section 5 - Site Development Plan ................................................................................................... 20

Section 6 - Technical Adjustments ................................................................................................... 22

Section 7 – Waivers ........................................................................................................................ 22

ARTICLE III - DEVELOPMENT STANDARDS........................................................................... 23

Section 1 - General Standards ........................................................................................................... 23

Section 2 - Architecture .................................................................................................................... 25

Section 3 - Construction Practices .................................................................................................... 34

Section 4 - Cultural Resources .......................................................................................................... 36

Section 5 - Landscaping .................................................................................................................... 38

Section 6 - Lighting ........................................................................................................................... 46

Section 7 - Miscellaneous Design Standards .................................................................................... 50

Section 8 - Natural Resources ........................................................................................................... 53

Section 9 - Operational Issues ........................................................................................................... 55

Section 10 - Parking and Circulation ................................................................................................ 57

Section 11 - Pedestrian, Bicycle, and Transit Facilities .................................................................... 70

Section 12 - Public Health and Safety .............................................................................................. 73


Section 13 - Stormwater Management .............................................................................................. 76

Section 14 - Traffic and Access Management .................................................................................. 76

Section 15 - Utilities ......................................................................................................................... 84

Section 16 - Standards for Particular Uses/Activities ...................................................................... 87

FIGURES ..................................................................................................... Figures and Appendices 1

Figure 1 - Recommended Cross Section for Stone Walls ................................................................. 90

Figure 2 - Service Road .................................................................................................................... 91

Figure 3 - Throat Length ................................................................................................................... 92

APPENDICES ............................................................................................. Figures and Appendices 4

Appendix 1 - Architectural Glossary ................................................................................................ 93

Appendix 2 - Recommended Landscaping Species and Prohibited Invasive Species ...................... 99

Appendix 3 - Energy Conservation ................................................................................................. 104

Appendix 4 - One Way vs. Two Way Circulation .......................................................................... 105

Appendix 5 - Traffic Calming Techniques ..................................................................................... 106

Appendix 6 - Crime Prevention through Environmental Design .................................................... 107


ARTICLE I

GENERAL PROVISIONS

SECTION 1 - AUTHORITY These regulations are adopted by the Planning Board of the City of Rochester, New Hampshire,

pursuant to the authority granted by the City Council of the City of Rochester, New Hampshire, on

October 7, 1980, as provided under RSA 36:19-a (I) (now RSA 674:43 and 44) to review, approve,

or disapprove site plans for the development of tracts for nonresidential uses, or for multi-family

dwelling units other than one and two family dwellings, whether or not such development includes a

subdivision or re-subdivision of the site. The City of Rochester, New Hampshire, having duly

adopted a zoning ordinance as provided in RSA 31:60-89 (now RSA 674:16), and the Planning

Board of the City of Rochester, New Hampshire, having duly adopted subdivision regulations as

provided in RSA 36:19-24 (now RSA 674:43 and 44).

SECTION 2 - TITLE

These regulations shall be entailed and may be cited as the "Non-Residential Site Plan Regulations of

the City of Rochester, New Hampshire".

SECTION 3 - INTENT AND PURPOSE The intent and purpose of these regulations is to establish a process to ensure responsible and reliable

growth in the non-residential, and where applicable the multi-family dwelling, communities. Certain

uses are, because of their nature, size, complexity, or other qualities or viable impact, capable of

adversely affecting the City of Rochester and its vested interests and that of the general public unless

careful attention is given to the use of sound site utilization principles. These regulations in no way

relieve an owner, developer, his agent, or any individual from compliance with the zoning ordinance,

subdivision regulations, or any other laws, rules, regulations, codes, or ordinances, whether state,

federal or local, which may otherwise be applicable.

SECTION 4 - APPLICABILITY These regulations shall apply to the development and/or proposed development of tracts for any non-

residential use or uses and/or for any multi-family dwelling unit or units other than one- and two

family dwellings, whether or not such development includes a subdivision or re-subdivision of the

site. Prior to the issuance of a building permit by the Building Inspector of the City of Rochester,

New Hampshire, for such development, the owner or his authorized agent shall apply for and shall

first secure site review approval in accordance with the rules and regulations contained herein. In all

cases where any amendment of any such plan is proposed and/or where any existing building or

structure existing upon the passage of these regulations shall be later altered or installed within a

development or use which would otherwise be within the purview of these regulations, except any

existing use or structure located within the boundaries of the fire limits of the City as established in

Section 40.3 of the General Ordinances of the City of Rochester, the owner or his authorized agent

shall apply for and shall first secure site review approval in accordance with the rules and regulations

contained herein. No building permit shall be issued for any building or structure within the purview

of these regulations until such approval has been secured and presented to the building inspector. No


certificate of occupancy shall be issued for any building or structure or use of land within the

purview of these regulations unless or until the building, structure, development, land, or use is

constructed, developed, altered, installed or used in conformity with an approved site development

plan or an amendment to any such plan.

SECTION 5 - INTERPRETATION The standards and criteria contained in these regulations shall be interpreted as minimum

requirements, and compliance with said minimum requirements shall in no way instance obligate or

require the Planning Board to approve any particular applications in the best interest of the City, the

general public, and the general welfare of its inhabitants shall the application be approved.

SECTION 6 - DEFINITIONS AND WORD USAGE [15] For the purposes of these regulations, certain terms and words shall have the following meanings.

Words used in the present tense shall include the future: the singular number shall include plural and

the plural the singular; the word "shall" is always mandatory and not merely directory; and the word

"may" shall signify the permissive. Masculine shall include feminine.

(1) Abutter: Any person whose property is located in New Hampshire and adjoins or is directly

across the street or stream from the land under consideration. Where an abutting property is

under a condominium or other collective form of ownership An abutter means the officers of

the collective or association as defined in RSA 356-B: 3, XXIII for notification purposes. For

purposes of receiving testimony, an abutter includes any person who can demonstrate that his

land will be directly affected by the proposal under consideration. [3]

(2) Accessory Building: A detached subordinate building located on the same lot, parcel, or tract,

the use of which is incidental and subordinate to that of the main building (structure) or use of

the land.

(3) Accessory Use: A land use located on the same lot, tract, or parcel which is incidental and

subordinate to the main building (structure) or use of the land.

(4) Alteration: Any construction, reconstruction, or other action resulting in a change in the

structural parts or height, number of stories or exits, size, use, or location of a building or

structure. Also any change in the configuration of the land or the present and existing land use.

(5) Amendment to site plan: A change in an approved site plan of a scale or nature such that

placement of new notices to the public and to abutters is warranted. [15]

(6) Applicant: Any person, agent, firm, association, partnership, or corporation that makes

application to the Planning Board pursuant to the rules of these regulations.

(7) Approval, Final: Recognition of the Planning Board, certified by written endorsement on the

plat, that the final plat submission meets the requirements of these regulations and satisfies, in

the judgment of the Planning Board, all criteria of good planning and design.


(8) Approval, Preliminary: An expression in writing by the Planning Board that the preliminary

pre-submission layout appears to satisfy all the requirements established herein, for the

preliminary layout submission phase. Preliminary approval does not constitute nor shall it be

construed as approval, either implied or granted of the final plat, nor does it bind the Planning

Board to approve final plat.

(9) Basement: A portion of a building, partly below grade, which has more than one half of its

height, measured from finished floor to finished ceiling, above the average finished grade of

the ground adjoining the building. A basement is not considered a story unless its ceiling is six

feet or more above the finished grade.

(10) Board: Shall mean the Planning Board of the City of Rochester, New Hampshire.

(11) Building: A combination of any materials, whether portable or fixed, having a roof or similar

covering and enclosed within exterior walls or fire walls, built to form a structure for the

shelter of persons, animals, or property.

(12) Building Area: The aggregate of the maximum horizontal cross section area of each building

on a lot exclusive of cornices, eaves, gutters, chimneys, unenclosed porches, bay windows,

balconies, and terraces, expressed as a percentage of total lot area.

(13) Building Height: The vertical distance measured form the average elevation of the proposed

finished grade at the front of the building to the highest point of the roof for flat roofs, to the

deck line of mansard roofs, and to the mean height between eaves and ridge for gable, hip, and

gambrel roofs.

(14) Building, Principal: A building in which is conducted the principal use of the lot, tract, or

parcel on which it is located.

(15) Building Volume: Shall mean the total of the height times the width times the length of a

building represented in cubic feet.

(16) Certificate of Occupancy: A statement signed by the Building Inspector setting forth that a

building or structure complies with these regulations, the zoning ordinance, and all other

relevant codes and regulations of the City and with the applicant's plan as approved.

(17) Condominium: Real property, and any interest therein, covered and within the purview of

RSA Chapter 356-B as it exists on the date of the adoption of these regulations, and as it may

be amended in the future.

(18) District: A zoning district as established and amended in the zoning ordinance of the City of

Rochester.


(19) Date of Official Submittal: An application shall be considered officially submitted only at the

regular meeting of the Planning Board following the completion of the appropriate application

procedure and the receipt of a written memorandum from the City Planner certifying said

applications technical review. Agreeable to the Planning Board and the owner/developer and to

be held until such time as the conditions of a final site approval have been satisfactorily

complied with.

(20) Development: The construction of a building, structure, improvements on a lot, parcel, or tract

of land including addition to existing structures, changes of use, and conversions to previous

existing uses.

(21) Dwelling: Any building, structure, trailer, mobile home, or camp, or part thereof, used and

occupied for human habitation, or so intended to be used, and including any appurtenances

belonging thereto or usually employed therewith.

(22) Dwelling Unit: One or more living or sleeping rooms arranged for the use of one or more

individuals living as a single housekeeping unit, with cooking, living, sanitary, and sleeping

facilities.

(23) Dwelling, Multiple Family: A building containing two or more dwelling units constructed on

a single lot, tract, or parcel of land.

(24) Escrow Agreement: A conditional delivery of money by a developer or owner to a nominee

mutually agreeable to the Planning Board and the owner/developer and to be held until such

time as the conditions of a final site approval have been satisfactorily complied with.

(25) Family: One or more persons, including domestic employees, occupying a dwelling unit and

living as a single nonprofit housekeeping unit.

(26) Flood Hazard Zone: Any land located within flood hazard areas as delineated by maps or

flood profiles based upon studies or prior floods on such land prepared by the United States

Corp. of Engineers, or the United States Geodetic Survey, or other competent authority having

statutory jurisdiction thereof, which land may be classified as such by the adoption of such

flood maps or profiles by the Board.

(27) Floor Area, Gross: The total floor area of a building or structure.

(28) Floor Area, Net: the total floor area of a building or structure designated for occupancy and

use including basement and storage areas but excluding stairways, elevator wells, restrooms,

lounge areas, common hallways, and the like.

(29) Impact Fee: For purposes of these regulations, the term impact fee shall have the meaning set

forth in Section 42.31(B)(iii)(c) of the General Ordinances of the City of Rochester, as

currently enacted or the correspondence provisions of any recodification or amendment of the

said General Ordinances of the City of Rochester.


(30) Loading Space: An off-street space used for loading or unloading not less than 14 feet in

width, 45 feet in length, and 14 feet in height and containing not less than 1300 square feet

including both access and maneuvering area.

(31) Lodging Unit: One or more rooms for the use of one or more individuals not living as a single

housekeeping unit and not having cooking facilities. A "lodging unit" shall include rooms in

boarding houses, tourist houses, or rooming houses.

(32) Lot, Tract: Shall mean a parcel of land at least sufficient in size to meet the minimum

requirements for use, coverage, and area and to provide required yards and other open spaces

all as may be established pursuant to these regulations. An undersized lot may by permissible,

if it passes state standards for soil conditions and substantially meets the requirements herein

contained, if in existence on the effective date of this act.

(33) Modification to site plan: A change in an approved site plan, but not one of a scale or

nature such that placement of new notices is warranted. [15]

(34) Nondomestic Sanitary Discharge: All sewage disposal of any kind, except human waste.

(35) Open Space: The space on a lot unoccupied by buildings, unobstructed to the sky, not devoted

to street, driveways, walkways, and access ways, egress ways, off-street parking or loading

areas, which may be expressed as a percentage of the total lot area.

(36) Property Line / Rear: The lot line opposite the front lot line.

(37) Performance Bond: Any security which may be accepted in lieu of a requirement that certain

improvements be made as a condition of Planning Board site approval.

(38) Protective Buffer: An area (without buildings or other structures), with dense planting

vegetation or other method of screening to reduce noise, view, and glare to adjoining property.

(39) Property Line / Front: The property line dividing a lot from a street or right of way. On a

corner lot the owner shall designate one street line as the front lot line.

(40) Property Line / Rear: The lot line opposite the front lot line.

(41) Property Line / Side: Any lot line not a front or rear lot line.

(42) Street: Means, relates to, and includes any street, avenue, boulevard, road, lane, alley, viaduct,

highway, freeway, and any other way, whether public or private. The word "street" shall

include the entire length and width of the right of way.

(43) Setback: The distance between the nearest portion of a building and a lot or street right of way

line, whichever is closer.


(44) Structure: A combination of materials assembled at a fixed location to give support or shelter,

such as a building, bridge, trestle, tower, framework, retaining wall, tank, tunnel, tent, stadium,

reviewing stand, platform bin, fence, sign, flagpole, or the like.

(45) Subdivision: The division of a lot, tract, or parcel of land into two or more lots, plats, sites, or

other divisions of land for the purpose, whether immediate or future, of sale, rent, lease,

condominium conveyance, or building development. It includes resubdivision and, when

appropriate to the context, relates to the process of subdividing or to the land or territory

subdivided. The division of a parcel of land held in common and subsequently divided into

parts among the several owners shall be deemed a subdivision.

(46) Vertical Opacity: A rough calculation within a buffer area of the overall percent of the

vertical plane, which is visually opaque, as delineated by a fence, wall, shrubbery, or other

materials and as measured from the ground to a line a certain distance above (e.g. six feet) and

parallel to the ground. When shrubs are used for screening the calculation is based upon

reasonable projections of shrub size, shape, and density at maturity when those shrubs are

maintained and pruned in an appropriate manner. [2]

SECTION 7 - SCHEDULE OF FEES

(Adopted December 6, 2004, amended July 19, 2010, amended August 5, 2015) [7, 17]

(A) (A) Site Plan Review

(1) Residential

Base $350.00

Per new unit(s) $175.00

(2) Commercial

Base $300.00

Per Square Foot:

0-1,000 sq. ft. $.15 per sq. ft.

1,001-5,000 sq. ft. $.12 per sq. ft. ($150.00 + $.12/sq. ft. over 1,000)


10,001 + sq. ft. $.06 per sq. ft. ($1,080 + $.06/sq. ft. over 10,000)

(3) Industrial

Base $300.00

Per Square Foot:

0-1,000 sq. ft. $.08 per sq. ft.

1,001-5,000 sq. ft $.07 per sq. ft. ($80.00 + $.07/sq. ft. over 1,000)


10,001 + sq. ft $.03 per sq. ft. ($610.00 + $.03/sq. t. over 10,000)


(4) (4) Minor Site Plan Review $300.00

(B) Other Project Fees

Home Occupation: $50.00

Day Care – care of no more than 3 children in home

(requires Home Occupation procedure): $50.00

Day Care – Family Day Care in Home

(Requires Minor Site review): $300.00

Day Care Center (Requires Planning Board review): $300.00

Farmers or Flea Market: $125.00

(C) Other Administrative Fees

Preliminary (design review of conceptual) review: $125.00

Amendment to an approved site plan: $125.00

Modification to an approved site plan that is brought to the Planning Board for consideration:

$125.00

For requests to extend the timeframe to meet precedent conditions (or other conditions) that are

submitted before the deadline for meeting the conditions has expired$100.00

For requests to extend the timeframe to meet precedent conditions (or other conditions) that are

submitted after the deadline for meeting the conditions has expired: $150.00

Abutter notification: The applicant pays the current postage fee for a certified letter for each abutter.

SECTION 8 - INSPECTION FEE Inspections shall be billed at an hourly rate as determined by the City of Rochester Public Works

Department. [12]

SECTION 9 - IMPACT FEES The Planning Board may, as a condition of approval, and consistent with the provisions of

RSA 674:16, RSA 674:21 and Section 42.31 of the General Ordinances of the City of Rochester, as

the same are currently enacted or the corresponding provisions of any recodification or amendment

of such statutes and/or ordinances, require an applicant to pay an impact fee for the applicants fair

share of off-site improvements to public facilities affected by the development. [4]


SECTION 10 - ENFORCEMENT In accordance with the provisions of Chapter 676 0f the New Hampshire Revised Statutes

Annotated, and Section 42.25(b) of the General Ordinances of the City if Rochester, these

regulations shall be enforced by the Director of Code Enforcement, Building Inspector,

Commissioner of Public Works, City Engineer, City Solicitor, City Manager and/or such other local

official(s) as may be designated, by the City Manager, with authority to enforce the provisions of

Title LXIV of the New Hampshire Revised Statutes Annotated, or of any other local ordinance, code

or regulation adopted under such Title, including any provision or specification of any application,

plat, or plan approved by, or requirement or condition of a permit or decision issued by, any local

administrator or land use board acting under the authority of this ordinance or the authority of Title

LXIV. [13]

SECTION 11 - INTERPRETATION AND CONFLICT In matters of judgment or interpretation of the requirements contained in these regulations, the

opinion and determination of the Planning Board shall prevail. In any particular where these

regulations are in conflict with any other rules, regulations, or ordinances of the City of Rochester,

the more restrictive regulation or provision shall prevail.

SECTION 12 - VALIDITY If any section, paragraph, subdivision, or provision of these regulations shall be adjudged invalid or

shall be held unconstitutional, the same shall not affect the validity of these regulations as a whole or

any part or provision thereof, other than such part so decided to be invalid or unconstitutional.

SECTION 13 - FUTURE AMENDMENT These regulations may be amended, changed, altered, added to, or rescinded in whole or in part in the

same manner in which amendments to subdivision regulations are made.

SECTION 14 - AMENDMENTS [1] Amended 2/3/97 – Contractor storage yard provisions

[2] Amended 3/16/98 – Various amendments and new sections related to vertical opacity

definition; vehicle access; driveway design and circulation; traffic impact; parking lot design;

loading; pedestrian, bicycle, and transit; screening; and landscaping and buffers

[3] Amended 9/11/00 – New definition for “abutter”

[4] Amended 4/16/01 – Impact fees

[5] Amended 3/25/02 - Enactment of architectural regulations

[6] Amended 7/19/04 – Enactment of lighting regulations

[7] Amended 12/6/04 – New fee schedule

[8] Amended 8/1/05 – Review of applications by outside consultant

[9] Amended 8/1/05 – Requirement for 22 sets of packets

[10] Amended 8/1/05 – Fees for amendments after certification

[11] Amended 1/23/06 – Modifications to special site plan review process

[12] Amended 3/26/07 – Change terms for inspection fees


[13] Amended 6/18/07 – Change terms for enforcement

[14] Amended 3/24/08 – Various changes to regulations

[15] Amended 1/26/09 – Adding definitions for “amendments” and “modifications” and changing

fees

[16] Amended 10/19/09 – Rewrite of waiver provision per changes to RSA 674:36 II (n)

[17] Amended 7/19/10 – Fee Schedule updated

[18] Amended 2/28/11 – Length of handicap space changed from 20 to 18 feet

[19] Amended 3/19/12 – Substantial set of amendments: Articles I and II reconfigured but

including same language from prior regulations. Article III is virtually completely new except

for Sections on Architecture and Lighting which are largely the same as the prior regulations.

The Figures and Appendices are new except for the Architectural Glossary.

[20] Amended 8/5/15 –Monumentation Fee: Remove from Article I Section 7- Schedule of Fees (C)

Other Administrative Fees:

[21] Amended 10/15/18- Various changes to regulations[22] Amended 11/19/18 Various changes to

regulations


ARTICLE II

SITE PLAN PROCESS

SECTION 1 - PRESUBMISSION OR PRELIMINARY PLANNING BOARD SITE REVIEW

PROCEDURE (Amended October 15, 2018) [21]

Prior to the submission of the formal site development plan, the owner may, but need not necessarily,

submit a preliminary sketch showing any preliminary information he desires to the Planning Board

for discussion purposes only. The preliminary review may be in the form of a Conceptual

Consultation Phase or Design Review Phase.

(A) Preliminary Conceptual Consultation Phase.

Before the formal submission of a site plan application, an applicant may request to appear at a

regular meeting of the Board and submit a sketch plan for discussion with the Board. An applicant

may have such a preliminary plan placed on the Planning Board agenda as a specific agenda item if a

written request and application is submitted to the Planning Department prior to the development of

meeting agenda. If a request is made after that time the preliminary plan may be reviewed by the

Planning Board under "Other Business" (or equivalent) at the board's sole discretion. The applicant

shall provide the board with a simple sketch of the proposed lot layout including proposed utilities,

buildings, parking, etc.; general information on topography and soils; and other pertinent data unique

to the layout.

The applicant shall be familiar with all State and City regulations relative to health, buildings, roads

and other pertinent data, so that he is aware of the obligations and standards with which the proposed

site plan must comply.

The Board and the applicant may discuss proposals in conceptual form only and in general terms

such as desirability of types of development and proposals under the master plan. The Planning

Board will not take any formal or binding action on such a consultation phase, nor will a public

hearing or public notice to abutters be required.

(B) Design Review Phase.

The applicant may request a discussion with the Board beyond conceptual and general discussions

which involve more specific design and engineering details; provided, however, that the design

review phase may proceed only after identification of and notice to abutters and the general public as

required by RSA 676:4-I(d). The discussion shall be non-binding and statements made by Planning

Board members shall not be the basis for disqualifying said members or invalidating any action

taken.

For design review discussions, the applicant shall submit the following items to the City not less than

20 days before any regular meeting of the Board.

(1) Certified list of abutters. The applicant must supply two address labels per abutter.

(2) Application fee of an amount determined in accordance with the fee schedule.


(3) Three (3) full size plans and two (2) 11x17 plans, four(4) application packets, two drainage

reports, and two (2) traffic reports.

(4) Additionally, 22 (or an amount otherwise stipulated by the Planning Staff) full application

packages are required: each package should be clipped together and include the application form;

the narrative; a full set of 11x17 drawings; requests for waivers; and appropriate reports,

studies, and other documentation and materials.

SECTION 2 - FORMAL SITE REVIEW SUBMISSION PROCEDURE.

(A) Application Procedure

An applicant desiring to develop a parcel of land shall make a formal submission and application to

the Planning Board. The application shall:

(1) Include three (3) full size plans and two (2) 11x17 plans, four(4) application packets, two

drainage reports, and two (2) traffic reports and [21]

(2) Where city sewer service is not available, the applicant shall provide evidence that said

parcel is of sufficient size to support a sanitary waste disposal system.

(3) Comply where applicable, with all site design criteria as more fully described in these

regulations.

(4) Be accompanied by a fee of an amount to be determined in accordance with the fee

schedule contained in these regulations.

(5) Be accompanied by an affidavit as to plan research and preparation by a licensed land surveyor

or a New Hampshire Registered Engineer on forms available at the Planning Board Office.

(6) A pdf file or USB Flash Drive of entire submittal package. Compact discs cannot be accepted.

[21]

(7) If the use requires a Conditional Use Permit, the applicant shall submit a Conditional Use

Permit Application and a response to how the applicant is meeting all of the requirements of a

Conditional Use Permit as required by the Rochester Zoning Ordinance. The appropriate

amount of copies as specified in (A)(2) above shall be provided. [21]

(8) After application submission and meeting with the Technical Review Group, the Planning

Department staff will inform you of when to submit 22 (or an amount otherwise stipulated by

the Planning Staff) full application packages. Each package should be clipped together and

include the application form; the narrative; a full set of 11x17 drawings; requests for waivers;

and appropriate reports, studies, and other documentation and materials. [9]


(B) Board Action

Provided an application is received at least 15 days before a regular Planning Board meeting,

determination as to its completeness shall be made at that meeting. A receipt for the application shall

be provided by the Planning Board. Within 30 days after it has been determined that the application

for site plan review meets the technical requirements of these regulations, the Planning Board shall

place consideration of such proposed site plan on its agenda and shall act to approve, approve with

modifications or conditions, or disapprove the submission within 90 days of accepting the completed

application, provided that the Planning Board may apply to the City Council of the City of Rochester

for an extension not to exceed an additional 90 days before such action provided further, however,

that the applicant may waive this requirement and consent to an extension of such period. Failure of

the Planning Board to approve, approve with modifications or conditions, or to disapprove within the

time limit provided above, and except as the same may be extended, shall be deemed an approval

and shall be so certified by the Chairman of the Planning Board. The action of the Planning Board

shall be recorded in writing and shall be transmitted to the applicant. If the application is

disapproved, the applicant shall be notified in writing of the reasons for disapproval; and where

appropriate, of those aspects in which the plan or application fails to conform to these regulations or

to such other essential planning criteria as may be determined by the Planning Board in accordance

with these regulations.

(C) Hearing

Before taking action on a site plan, the Planning Board shall hold a hearing thereon only following

the satisfactory completion of the application procedure outlined herein above and receipt by the

Planning Board of such application and all supporting plans and documents required. The applicant

and abutters shall be notified of the hearing by certified mail with return receipt requested not less

than 5 days before the date fixed for the hearing.

In addition, notice of the hearing shall be published and advertised in a newspaper having general

circulation in the City of Rochester, New Hampshire, stating the time, date, and place of such

hearing and a brief description of the location of the proposed site development to be reviewed and

for which application has been duly made. The publication of such notice shall be not less than 5

days prior to the date fixed for the hearing. The cost of any such publication or posting of notice and

the cost of mailing notice of the hearing shall be paid by the applicant prior to the hearing.

Consent Calendar Any application which, in the judgment of the Planning Board Chairman or the

Planning Department, represents a simple, straightforward matter may be placed on the Consent

Calendar (or Consent Agenda) section of the agenda for a recommended Planning Board action.

All items appearing on the Consent Calendar of any meeting may collectively be passed by a

majority vote of the Planning Board. No item shall remain on the Consent Calendar if any member

of the Board for any reason requests that the particular item be removed there from. Any item

removed from the Consent Calendar shall be taken up separately on the agenda under Other

Business unless the Board votes to consider it elsewhere on the agenda.

(D) Final Site Certification

Upon approval by the Planning Board of a site review development, certification will be executed

when the applicant files three copies of the final site development plan in the Planning Board Office


for signing by the Chairman of the Planning Board or his designee. Where an applicant is required by

the Planning Board, as a condition of its approval, to file a performance bond or escrow agreement, it

shall be posted prior to the start of construction of any improvement or the issuance of a building

permit. Such bond or escrow agreement shall be executed on forms provided by the Planning Board

Office and shall be certified as to their sufficiency by the City Attorney.

(E) Statute Of Limitations

Planning Board approval shall be valid for one year from the date of said approval. If a building

permit has not been issued and substantially acted upon within such time limit then said approval

shall become automatically null and void.

(F) Review of Applications by City Consultant

Projects submitted to the Planning Board may be referred to the City’s development review

(engineering/planning) consultant in accordance with the following procedures: [8]

(1) The Planning Board shall determine which projects will be sent to the consultant for review.

(2) The City Engineer shall forward his recommendation to the board for consideration of whether

particular projects should be sent to the consultant.

(3) Generally, applications will be sent to the consultant at the point that the application is

complete or considered virtually complete.

(4) When submitting complete sets of drawings, the applicant shall also be responsible for

preparing an extra set of drawings and other necessary materials for the consultant. The

applicant shall coordinate with the City Engineer for delivering the drawings and other

materials to the consultant.

(5) Once the full set of drawings and other materials are submitted to the consultant, the consultant

will conduct an engineering review. When appropriate, the consultant will also review the

application for completeness, using the Planning Department checklist, and evaluate the

application for conformance with the City’s regulations and general planning objectives. In

each case, the Planning Board shall determine the extent of the review.

(6) The applicant shall be responsible for responding to the consultant’s concerns either directly or

through the City Engineer, as deemed appropriate by the City Engineer, except in cases where

the Planning Board stipulates a particular procedure.

(7) An executive summary of the consultant’s reports/comments shall be forwarded to the

Planning Board upon the board’s request.

(8) At the time the application is considered for acceptance for completeness, an escrow deposit

acceptable to the City must be made to cover the projected costs of the consultant’s review. In

addition, a signed form or other acceptable written statement must be submitted by the

applicant agreeing to pay for all of these costs.


(9) A standard schedule of projected fees will be developed by the City Engineer in coordination

with the consultant. This schedule will be used to determine the amount to be submitted by the

applicant at the acceptance stage; however, the amount may be adjusted upward or downward

depending on the particular project.

(10) The consultant is expected to track costs incurred in reviewing the project. If it is anticipated

that the costs for the review will exceed the initial estimate, then the consultant will notify the

City that additional funds are needed. If sufficient funds/guarantees are not paid/established,

the review by the consultant may be suspended at the reasonable discretion of the City until the

funds/guarantees are in place. Alternatively, additional funds may be required as a precedent

condition at the time of project approval.

(11) All payments from the applicant shall be to the City of Rochester. The City will in turn

reimburse/pay the consulting engineer accordingly. It is emphasized that the consultant is

under contract with, and working for, the City of Rochester.

(12) Upon completion of a project, then any extra funds remaining will be returned to the applicant.

SECTION 3 - SPECIAL SITE REVIEW COMMITTEE [11] (A) Establishment

In accordance with RSA 674:43 III and by resolution of the Rochester City Council dated October 3,

1990, a Special Site Review Committee is hereby established to review and act upon minor site plans

(as defined in Section 3(E) below).

(B) Membership

The Special Site Review Committee shall consist of the Director of Planning and Development, who

shall act as Chairman, the Building Inspector, the City Engineer, the Fire Department, Economic

Development, and one member of the Planning Board appointed by the Board chair.

(C) Committee Actions

Submission of minor site plan applications shall comply with the requirements for applications

contain in Section 2 above. For items, which do not apply, an applicant may request a waiver as

outlined in Article II, Section 7, of these regulations. Upon receipt of a minor site plan application,

the Committee shall notify the applicant, abutters, and Planning Board at least ten (10) days prior to

the date at which the Committee shall review the application. Notification shall indicate that the

plan will be available for inspection in the Planning and Development Office prior to the date on

which the Committee will review the plan. No formal public hearing will be held; however, any

abutter may be heard on an application upon request. The Committee shall act to approve or

disapprove within sixty (60) days after submission of a completed application (as defined in Section

2 above) unless the time for action shall be extended, or waived by the applicant, in accordance with

RSA 676:4 I (f). A decision of the Committee may be appealed to the full Planning Board, so long

as a notice of appeal is filed within twenty (20) days of the Committee's decision.


Where necessary for proper evaluation of minor site plan, the Committee may submit the plan for

technical review by the City Departments.

(D) Certification

Upon approval of a site plan by the Committee, certification will be executed when the applicant

files in the Office of the Planning Board:

(1) Five copies, (22 inches by 34 inches), black or blue-line, of the final site plan for signing by the

Chairman or his designee;

(2) Where required, a performance bond, irrevocable letter of credit, or escrow account, in a form

satisfactory to the City Solicitor and in an amount established by the Committee:

(3) All formal legal instruments where required in these regulation such as deeds, easements and

irrevocable offers of dedication to the public of all streets, utilities and parks, in a form

approved by the City Solicitor.

(E) Administrative Reviews/Site Review Exemptions:

The following projects are exempt from site review under these regulations, however they must be

approved by the Planning Board for review as Administrative within 3 days of receipt and then

approved in writing by the Director of Planning and Development or their designee

a) Interior changes of use under 5,000 square feet of gross floor area, with no waivers or variances.

At the discretion of the Planning Director, or any Planning Board Member, if determined that the

proposed use is more intensive and results in impacts to the health, safety, welfare and property

values of abutters and residents in the immediate neighborhood or results in the need for additional

infrastructure than the previous use, the change of use must be reviewed by the Special Site Review

Committee as a Minor Site Plan or Planning Board, as applicable.

b) Accessory structures, stationary equipment, and buildings provided that the total gross square

footage of the footprint addition does not exceed 2,000 square feet.

c) Any other proposed building or site change which the Director of Planning and Development (or

his/her designee) reasonably determines:

(a) is small in scale and scope;

(b) is fairly simple and straightforward;

(c) will have no significant impact; and

(d) is clearly consistent with the intent of this section.

The Director of Planning and Development or his/her designee may apply any requirements of the

Site Plan Regulations when approving the request. The Planning Director may also seek input from

the City’s Technical Review Group.


(F) Minor Site Plans

Minor site plans shall include:

(1) Multi-family, new and conversions - of three (3) to five (5) dwelling units, except in the

Downtown Commercial Zone. Downtown Commercial project of this size are reviewed under

the Special Downtown Overly District portion of the Zoning Ordinance, section 275-15;

(2) Parking areas of 5,000 square feet or less;

(3) Building additions or new buildings up to 10,000 square feet (measured as total square footage

over all floors, not as building footprint) or less which comply with all Zoning requirements.

(4) Condominium Conversions

(5) Day Care 2 – Family Day Care in Home

Other site plans shall not be considered minor and shall go through the full Planning Board review

process. Any minor site plan which any member of the Committee believes has the potential for

significant impact shall be referred to the full Planning Board for action, such as restaurants, drive

thru’s, recreational uses, vehicle sales/service, and other use-intensive businesses.

Please note: according to City Legal Counsel, Appeals of Admin Approvals fall under 676:5

which is appeals of administrative officer and go to ZBA.

Appeals to Minor Site Plan decisions are set by RSA 674.III and go to Planning Board.

(G) Application Fees

Proposals for structures under 1,000 square feet or under will be charged the $300 Minor Site

Plan Fee plus the cost of abutter notification. Proposals over 1,000 square feet will be charged

the $300 minor site plan fee, the “commercial/industrial per square foot fee” or the “Per new

unit” fee, and the cost of abutter notification. Fees are all listed in the Schedule of Fees.

SECTION 4 - REQUIRED IMPROVEMENTS AND AGREEMENTS (A) Performance Requirements

All site improvements shall be constructed and/or installed within a period of time mutually agreed

upon by the applicant and the Planning Board, unless such time is extended by written mutual

consent of the Planning Board and the applicant. Such improvements will not be considered

complete until officially approved by the Building Inspector and Commissioner of Public Works and

accepted by the City Council, and such other federal, state, or local officials as may have jurisdiction.

Building permits and certificates of occupancy (temporary or final) shall be issued by the Building

Inspector only upon the receipt of written approval from the Commissioner of Public Works or such

other cognizant officials necessary, and as appropriate, as to the adequacy of all required

improvements servicing the subject parcel. In addition, a temporary certification of occupancy (good


for up to 6 months) may be issued provided that, where applicable, all required roads and utilities

servicing the subject parcel have been constructed or installed to such an improvement condition as

to permit the City to provide the basic services of snow removal, rubbish collection, fire and police

protection, and the like. Further, a final certificate of occupancy shall not be issued or provided until

all required roads and utilities servicing the site have been constructed or installed in accordance

with all city specifications. Construction activities and storage of building materials shall only be

carried on in such a manner and at such times as shall render said activities not unduly objectionable

to adjacent properties.

(B) Construction Cost Estimates and Performance Guarantee [21]

Construction cost estimates shall be submitted by the applicant for review and approval by the

Planning & Development Department and Department of Public Works. Estimates shall be based on

the Department of Public Works Construction Surety Schedule and shall include a 10% contingency.

Costs for items not specifically addressed in the Surety Schedule may be based on contractor

estimates, NHDOT weighted averages, or industry standards.

The Planning Board may require a performance bond before any work commences on a site for all or

each portion of the planned development that, if not properly completed, will have an adverse effect

upon the development, adjoining properties, or will have a potential for erosion or pollution. The

applicant, prior to issuance of a building permit or beginning site work, shall provide site

improvement and restoration security. The performance guarantee shall be in the amount equal to

10% of the approved Construction Cost Estimate (including a 10% contingency) to ensure the proper

and timely completion of site work and site restoration within the development. Before the site plan

can be recorded or structures occupied, the applicant shall provide a cost estimate of remaining site

work including labor and provide the City with a security equal to 110% of the estimated cost for the

remaining site work. Any existing surety being held at this time may be applied to this amount. The

total amount shall include for the preparation of as-built plans. Said performance guarantee shall be

submitted to and approved by the Planning & Development Department and Department of Public

Works.

(C) Inspection Of Improvements

All required site improvements shall be subject to inspection by, and approval of, the Commissioner

of Public Works, the Chief of the Fire Department, the Building Inspector, the Chief of Police, and

such other federal, state, or local officials, as may have jurisdiction who shall be notified by the

owner or applicant at least 72 hours prior to the start of construction. Inspections will be conducted

by said officials or their designee following request by the developer. No underground installation

shall be covered until inspection by the appropriate officials. Any improvements covered without

inspection will be considered unacceptable.

(D) As-Built Plans

A final As-Built Survey Plan for this project shall be provided clearly showing the final locations of

all project improvements, conditions, and location, material, elevation, and size of utilities when

applicable. A hand marked-up Final Plan or Construction Plan will not be accepted as the final As-

Built Survey Plan. [21]


The applicant is required to submit:

Paper Copies

o three (3) full-size (22”x34”) paper copies

o one (1) tabloid size (11”x17”) paper copy

Electronic Copies

o one (1) electronic copy (.pdf) of the full-size plan

o one (1) electronic copy (.pdf) of the tabloid size plan

o one (1) electronic copy of the final As-Built file in either CAD (.dwg or .dxf),

MicroStation (.dgn), ESRI Geodatabase (.gdb), or ESRI Shapefile (.shp) format

referenced to:

NH State Plane NAD83 US Survey Feet horizontal datum

NAVD 88 US Survey Feet vertical datum

containing separate layers for each type of feature (e.g. one layer for

boundary lines, one layer for building footprints, one layer for catch basins,

one layer for manholes etc.)

not containing Xrefs if submitting CAD or MicroStation files

Submission of final As-Built Plans is required prior to: issuance of Certificate of Occupancy’s;

release of performance escrow money; and, determination of the project being complete. If the

applicant seeks a Certificate of Occupancy prior to 100% completion of all improvements, a

provisional As-Built Plan must be submitted documenting the project at that time. A final,

additional, As-Built Plan will be required once the project is 100% complete.

SECTION 5 - SITE DEVELOPMENT PLAN In considering applications within the purview of these regulations, the Planning Board shall be

guided by the standards and criteria contained herein. The site development plan shall embody or

meet the following qualifications:

(1) Be on a sheet size of 22 inches by 34 inches maximum.

(2) The scale of said plan shall not be less than one inch equals 50 feet.

(3) The plan shall bear the date, title, north point, and bar scale.


(4) The plan shall contain the name and address of the developer and applicant.

(5) The plan shall contain a location or vicinity sketch. (Suggested scale, 1 inch = 800 feet).

(6) The following items are required on the site plan showing existing and proposed features as

appropriate:

(a) A sketch of the site showing existing natural features including water courses and water

bodies, seasonal wet areas, soil type, location of test borings, topographic contours and

features, and other features which should be considered in the site design process.

Consideration shall include the preservation and supplementation of existing dominant

vegetation. Such plan shall indicate which of such features are to be retained and which

are to be removed or altered.

(b) Plan view of all buildings with their use, size, location, and first floor elevation in respect

to grade.

(c) A standard elevation view of proposed buildings or structures indicating their shape, size,

location, and height. [14]

(d) The location, width, curbage, and paving of access ways egress ways, and streets within

the site for both pedestrian and vehicular use.

(e) The location of off-street parking and loading spaces with a layout of the parking

indicated.

(f) The size and proposed location of water mains and sanitary sewerage facilities with all

necessary engineering data.

(g) The size and location of all other existing public service connections including, without

limitations, gas lines, power lines, telephone lines, and fire alarm connections and

locations, indicating whether above or below ground.

(h) The type, nature, and composition of all solid, liquid, and gaseous waste, industrial or

otherwise, and the location, type, and design criteria of the storage and disposal facilities

dealing with such waste.

(i) The location, elevation, and layout of existing and proposed catch basins and other

surface drainage features.

(j) Existing and proposed contours and finished grade elevations as well as type, extent, and

location of existing and proposed landscaping and open space areas which will be

retained.


(k) The location, size, and design of proposed signs and other advertising or instructional

devices.

(l) The location and type of lighting for outdoor facilities.

(m) Lines of existing and proposed abutting streets showing width.

(n) Surveyed property lines showing their bearing and distances and monument locations.

(o) If subdivision is involved, then lines and names of all proposed streets, lanes, ways, or

easements intended to be dedicated for public or private use.

(p) Existing use of abutting properties shall be identified with approximate location of any

structures thereon including access roads.

(q) A copy of any covenants or restrictions that are intended to cover all or a part of the land

area to be developed.

(r) Delineate existing zoning boundaries for the entire site and on abutting properties. [14]

(s) Have affixed thereto the stamp and signature of either a New Hampshire licensed land

surveyor, professional engineer, or architect responsible for said plan.

(t) Statement from Building Inspector that site development use is in conformance with

existing zoning ordinances and regulations.

(u) Any other exhibits or data that the Planning Board may require in order to adequately

evaluate the proposed development or project.

SECTION 6 - TECHNICAL ADJUSTMENTS The Planning Board may make reasonable adjustments in technical provisions herein (such as the

size or material of a pipe) based upon all of the following: a) the affirmative recommendation of the

City Engineer or Director of Public Works; b) a finding that the alternative approach is comparable

or superior to the existing provision; and c) a finding that the existing provision may not be

consistent with updated City policy or that current engineering practice and technologies support the

change. [14]

SECTION 7 - WAIVERS The Planning Board may waive any provision of these regulations herein where the board finds by

majority vote that:

(1) Strict conformity would pose an unnecessary hardship to the applicant and the waiver

would not be contrary to the spirit and intent of these regulations; or


(2) Specific circumstances relative to the site plan or the conditions of the land in the site plan

indicate that the waiver will properly carry out the spirit and intent of these regulations.

The basis for any waiver granted by the Planning Board shall be recorded in the minutes of the

board. [16]


ARTICLE III

DEVELOPMENT STANDARDS

SECTION 1 - GENERAL STANDARDS (A) Overview

(1) The standards contained in these regulations apply to all site plans. These standards shall

be construed as minimum standards, and the Planning Board, in its reasonable judgment,

may stipulate a higher requirement, where warranted on a case by case basis.

(2) In addition to these standards, the Planning Board may stipulate any appropriate special

measures to eliminate or mitigate potential adverse impacts upon abutters, neighbors, or the

general public that might result from a proposed project.

(3) A site plan application may be denied by the Planning Board if the proposal fails to meet

one or more of the requirements herein.

(4) Legally established nonconforming site conditions are considered “grandfathered”, until

such time as site plan review is involved due to proposed changes to a property. The

Planning Board shall use the nonconforming provisions in the City of Rochester Zoning

Ordinance as a guide in reviewing such situations, to the extent appropriate. As part of any

site plan review, the Planning Board may require that:

(a) nonconforming site conditions be brought into compliance;

(b) the extent of nonconforming site conditions be reduced; or

(c) nonconforming site conditions be mitigated, giving due consideration to the extent of

the nonconformity and its adverse impacts and the costs for addressing the

nonconformity relative to the costs for the overall project.

(B) Other Regulations

(1) The site plan shall conform with all applicable ordinances, regulations, standards, and

statutes of the City of Rochester, State of New Hampshire, and United States Government,

as appropriate, including, but not limited to:

(a) The City of Rochester Zoning Ordinance

(b) Other ordinances within the General Ordinances of the City of Rochester

(c) The City of Rochester Subdivision Regulations

(d) Specifications and/or regulations promulgated by the City of Rochester Public Works

Department

(e) The Building, Housing, and Life Safety Codes, as adopted by the City of Rochester


(2) The City of Rochester Master Plan and Capital Improvement Program (CIP) are policy

rather than regulatory documents, but the Planning Board may consult these documents as

guides in reviewing proposed development.

(C) The Transect

The nature and form of development should vary depending upon the location of the site within

the city. The continuum from rural to suburban to urban settings is known as the transect. To the

extent practical, site plans should be adapted to transect location and these regulations should be

administered with some flexibility, as appropriate. Some of the key adjustments that should

occur as one moves along the transect from rural to urban areas include the following:

development is denser with less open space

there is more public infrastructure

landscaping is more formal

buffers to natural resources are narrower

lighting is brighter

setbacks are smaller

buildings are closer together

buildings are taller

buildings are oriented more parallel to the street

sidewalks are wider and more important

sidewalks are more likely to be constructed of concrete rather than asphalt

fencing becomes metal instead of wood


SECTION 2 - ARCHITECTURE (A) Findings

The City of Rochester Planning Board finds that:

(1) Our city contains three historic downtown areas, countless attractive residential

neighborhoods, a beautiful rural landscape replete with unique natural and cultural

resources, an excellent architectural tradition, a colorful history, and much visual appeal.

(2) Preserving and enhancing these features is integral to maintaining the character and identity

of our community.

(3) Building designs which are indifferent to the traditions of our city and region, aggressively

seek the attention of passing motorists, do not consider the quality of the pedestrian

environment, or are erected at the lowest possible cost without due concern for aesthetics

harm the character of our community, depress property values, and impair our quality of

life.

(4) While subjectivity and judgment is invariably part of reviewing architectural designs there

are universal principles of good design.

(5) Well-crafted design standards can promote building design that is functional, economical,

attractive, and harmonious. Architectural quality and sustainable economic development

are not mutually exclusive; rather, they are interdependent.

(B) Purpose

(1) The purpose of the Architectural Regulations is to:

(a) Provide for high quality architecture that respects universal design principles,

enhances the appearance of Rochester, reinforces pedestrian character where

appropriate, and is sensitive to neighboring buildings, the broader setting, and natural

and cultural resources.

(b) Protect and enhance the positive visual qualities of Rochester's downtowns,

residential neighborhoods, commercial corridors, industrial parks, and scenic and

rural landscapes.

(c) Encourage design which is compatible with the traditional character of Rochester and

New England.

(d) Enhance property values and foster civic pride.

(e) Minimize potential aesthetic conflicts between: a) residential and nonresidential uses,

and b) single family and multifamily uses.


(2) Adherence to these standards should not be burdensome and they are by no means intended

to stifle creativity or variety. On the contrary, it is hoped that the standards will encourage

more thoughtful approaches to building design. There is much flexibility embodied in the

regulations and many ways of meeting the objectives. They are intended to serve as useful

guidelines for design professionals and applicants seeking to produce quality designs

respectful of place and context.

(C) Adoption

This section is adopted pursuant to the City of Rochester Land Use Plan and New Hampshire

Revised Statutes Annotated sections 674:21 (Innovative Land Use Controls) and 674:44 (Site

Plan Review Regulations).

(D) Applicability

(1) Architectural review is required as part of site plan review for all: a) nonresidential

buildings; and b) residential buildings, where the total number of dwelling units on one lot,

whether in one or more structures, is three or more.

(2) This includes all new construction and building additions. Alterations to existing buildings

are reviewed only if there are other proposed changes to the site for which site plan review

is involved.

(3) Design review is required only for building elevations and portions of structures that would

be visible from a public street or path or from neighboring residential properties. All

applicable development must conform with these regulations as reasonably interpreted by

the Planning Board.

(4) Architectural review is not conducted for:

(a) development of single family dwellings or two family structures;

(b) routine repair or maintenance of structures;

(c) any work on the interior of a building;

(d) any existing structures for which no exterior alterations are proposed;

(e) any property located in the Rochester Historic District that is subject to the purview

of the Historic District Commission; and

(f) modifications solely for the purpose of providing safe means of egress or access in

order to meet requirements of the Code Enforcement Department.

(E) Various Sections Of The City

Various sections of the City differ from one another in character and in the appropriate treatment

called for (also see reference to the transect under General Provisions). The following sections

are listed in order, generally, from the most sensitive to the least sensitive section.


(1) Downtowns. The three downtown areas (downtown, East Rochester, and Gonic) are highly

sensitive because of the importance and challenge of maintaining a pleasing pedestrian

environment. The most intensive area of downtown is the one block section of North Main

Street between Wakefield Street and Union Street. As one moves closer to the core areas

traditionally the buildings are taller, closer to the sidewalk, built of more substantial

materials, and more elaborate in design and detailing.

(2) Existing residential neighborhoods. These areas are sensitive because some older

neighborhoods that are zoned for mixed use have been harmed by incompatible multifamily

- and in some cases nonresidential - development. New development should blend in with

the traditional character of these neighborhoods in order that it not degrade property values

and the small-scale pedestrian nature of these areas.

(3) New residential areas. These areas are not as sensitive as existing neighborhoods in which

existing residents could be vulnerable to new development over which they have little

control. New residents have a choice whether or not to locate in these developments.

Nonetheless, careful consideration of designs is important to enhance quality of life for new

residents.

(4) Development in a rural setting. These areas are sensitive due to the potential impact upon

scenic views, recreation areas, historic properties, and cultural resources.

(5) Intensive commercial corridors. It is important to enhance the quality of commercial

development along these corridors (such as Routes 11 and 125), and indeed this is where

most architectural review occurs. Many serve as gateways to the city, carry high levels of

traffic, and are the most prominent areas of the city. On the other hand, an intensive

automobile oriented and big box/small box character is already established in many areas.

Thus, while we seek to enhance the visual experience along these corridors there are

generally fewer sensitive resources vulnerable to this type of development.

(6) Industrial and business park type settings. We seek to enhance the quality of our industrial

and business parks (such as Airport Drive and Industrial Way). However, because these are

located on dead-end streets with almost no incidental traffic and with few vulnerable visual

resources they are the least sensitive areas.

(F) General Guidelines.

An application is considered to meet the design requirements of the Architectural Regulations if

the Planning Board determines that the application overall demonstrates reasonable conformity

with the General Guidelines and Elements of Design, in the next section.

(1) Recognizing that every property, proposal, and situation is unique the Planning Board may

modify or reduce any of the standards herein as it reasonably deems appropriate, based

upon individual circumstances. No particular architectural style is stipulated and


innovative, contemporary, and distinctive designs are encouraged, provided they are

respectful of general design principles and context.

(2) Buildings should be compatible with traditional New England architecture. They should be

articulated to express an architectural identity.

(3) While the use of a traditional architectural vocabulary (gables, porticos, beltcourses, etc.) is

desirable, designers are not discouraged from using this vocabulary in an original manner

that reads as contemporary.

(4) It is recognized that many national and regional chain businesses seek to build a standard

design across the country or region without regard to local conditions. However, the

Planning Board will evaluate all proposed designs for compatibility with local community

character and for conformance with the goals of these regulations. It shall be the obligation

of the applicants to develop designs that are compatible with our community character; the

City need not make adjustments to accommodate template designs.

(5) Use of false or partial mansard roofs, unconventionally shaped roofs, overly bright colors,

bright lighting on the building, disproportionately sized building elements, crudeness of

features, or a general plastic feel of the building, is not appropriate.

(6) Buildings should possess an overall integrity. Architectural details should not give the

impression of being tacked on but rather should be integral to the overall design. (For

example, use of undersized shutters on a picture window or installation of an elaborate

classical portico or cupola on an otherwise clearly utilitarian big box would not be

appropriate.)

(7) A lower level of standards applies to a structure or facade that is less visible or less

prominent, such as one located a good distance from the road or one that is partly obscured

by another structure.

(8) While it is not required under these regulations, the reuse and restoration, of existing

structures that have special architectural, historical, cultural, or contextual value is strongly

encouraged.

(9) Modifications and additions to existing buildings should be harmonious with the character

of the existing building when the existing building would reasonably be considered to be in

general conformance with the goals of these regulations.

(10) Building design should blend with other features of the site - signage, landscaping, lighting,

fencing, and outbuildings. - to the extent practical.

(11) Compliance with LEED (Leadership in Energy and Environmental Design) standards as

developed by the Green Building Council is encouraged. Appropriate adjustments to these

regulations is appropriate to accommodate LEED standards.


(12) Multiple buildings should be arranged in an orderly fashion. They should be oriented to

define space in an attractive manner, which would generally involve their placement in a

line, in two parallel lines facing each other, in a quadrangle, in a semi-circle, or forming an

“L” or a “U”.

(G) Elements Of Design.

Proposed designs should be harmonious with neighboring structures that have a visual

relationship with the subject building in terms of mass, width, height, proportion, spacing,

setback, and all of the other elements of design discussed below when those neighboring

structures would reasonably be considered to be in general conformance with the goals of these

regulations.

(1) Siting of building. Most buildings are oriented parallel or perpendicular to the street. This

pattern reinforces the streetscape. Buildings should not be oriented at odd angles to the

street unless this is already the prevailing pattern in the area or if it is dictated by strong

topographic or site considerations.

(2) Scale. New buildings both should possess an appropriate scale both in their overall size

and in their details. It is preferred that buildings contain at least two stories. Alternatively,

a single story building should have a high cornice line, a relatively steep roof, and/or a high

parapet.

(3) Proportion. Buildings and their details should be well proportioned in accordance with

commonly accepted design principles so as to create a sense of order and balance.

(4) Massing. Large structures should be broken into smaller masses to provide human scale,

variation, and depth. These smaller masses should have a strong relationship to one

another and, each should have an integrity of form. Construction of warehouse style big

boxes is not appropriate except in industrial park type areas. Situating blocky multifamily

structures within predominantly single and two family neighborhoods is highly

inappropriate.

(5) Roof.

(a) The roof design has a significant effect on the character of a building. The lack of a

roof often promotes a feeling of boxiness. A pitched roof is less important on a taller

building. Multistory buildings in downtown and mill buildings rarely included a

pitched roof.

(b) Incorporation of a moderate slope is preferred. Where flat roofs are used, there

should be a distinct cornice and/or parapet to emphasize the top of the building.

Extensive areas of visible roof should be broken up with dormers, cross gables,

cupolas, chimneys, parapets, balustrades, and towers.


(c) Appropriate roof materials include tile, concrete tile, asphalt shingles, slate or

imitation slate, and standing-seam metal. A colorful standing-seam metal roof - in a

deep red, green, or blue - can be an appealing design element.

(6) Building façade.

(a) Much attention should be given to create an attractive facade. Broad expanses of

blank walls are inappropriate. Traditionally, the parts of a facade that may be

embellished or articulated include:

(i) The horizontal base where the building meets the ground (such as a different

treatment for the foundation or a water table)

(ii) The horizontal top where the building meets the sky (such as a projecting

cornice with brackets)

(iii) A horizontal section in between (such as a belt course between stories)

(iv) The vertical corners on the left and right sides (such as corner boards or quoins)

(v) Vertical articulation in the middle (such as columns or pilasters)

(vi) The area around the door/entry (such as a portico)

(vii) The areas around the windows (such as lintels, sills, or window surrounds)

(b) Engaging details should be added to enliven the façade, such as by inserting small,

colorful square, diamond, or polygon shaped tile or brick patterns or decorative lights

into strategic locations on the walls or pilasters.

(c) Depth may be created with porches, projecting or recessed sections, bay windows,

canopies, awnings, trellises, and arcades. Use of these devices is strongly encouraged.

(7) Fenestration.

(a) Windows are an integral part of a building and should be incorporated on front

facades, and preferably side facades to humanize the building. The windows along

with the door should establish a coherent, orderly pattern and rhythm. Windows on

higher floors should align vertically with windows below to the extent practical.

There should be an abundance of windows that use clear non-reflective glass. At the

same time, the integrity of a building may get lost with too many or too large

windows. A good balance between “solid” and “void” should be maintained.

(b) It is preferable that windows be vertical. Horizontally shaped windows are

discouraged, but where used, wide mullions should be incorporated, to create vertical

window panes within an overall horizontal window band. Use of double windows is

discouraged. Where double windows are used (such as side by side sash windows)

there should be a distinct wide bar or mullion in between to set off each window


individually; otherwise the impression is created that the two windows are

indelicately jammed together.

(c) In pedestrian oriented downtown or village commercial centers use of large picture

type windows for retail uses on the first floor is strongly encouraged. In residential

areas and on upper floors of downtown buildings use of multiple panes of glass (or

the appearance of multiple panes) rather than picture type windows is preferred.

(d) Shutters, where appropriate, should be sized properly for the window opening

(approximately one half the width of the opening). Use of false shutters is

discouraged and is highly inappropriate on double windows or picture windows. It is

far better to use wide trim on all four sides of the window, accented in a different

color from the body of the building.

(e) Use of awnings, especially canvas awnings, over windows are an excellent device to

enliven a façade.

(8) Entrance.

(a) The entrance is an important element in defining a building and should be obvious

and prominent. Articulation of the entrance is encouraged through use of a portico,

canopy, awning, sidelights, surround, or other device.

(b) Generally, there should be an entrance, if not the primary entrance, located on the

front facade. Use of a functional front porch on residential buildings is strongly

encouraged.

(9) Materials.

(a) Materials should be high quality and durable. The following materials are acceptable:

wood (clapboard and shakes),

brick,

stone,

terra cotta,

stucco,

fiber reinforced cement (such as “hardy board”),

textured block,

cellular PVC products (such as Azek ©)

synthetic stucco (such as exterior insulation finishing system “EIFS”)

conventional vinyl siding arranged in a horizontal clapboard or shake pattern

(b) Vinyl siding is acceptable but other materials are preferred. One effective approach is

to limit vinyl to side and rear facades.

(c) The following materials are not acceptable:

Aluminum siding,


sheet plastic,

sheet fiberglass,

T-111 plywood,

pecky shingles,

simulated brick,

salvage brick, and

highly reflective materials.

(d) Prefabricated metal wall panels and undressed concrete/cinder block should not be

used except in industrial park areas. When these materials are used it is preferable to

minimize the area over which they are used, minimize their use on front facades, and

combine their use with other materials, such as installing metal walls over a

foundation of textured block.

(e) Use of a harmonious range of materials in different colors, and special materials such

as tile, that will provide interest and variety is encouraged.

(10) Color.

(a) It is preferable to use two or three colors. The main color(s) on a building should

generally be nature blending, earth tone, neutral, or pastel. Bright colors should be

limited to accent areas. High intensity colors, metallic colors, or fluorescent colors

should not be used.

(b) Subtle colors are appropriate on larger, plain buildings whereas smaller buildings

with more detailing can more effectively incorporate brighter colors. Use of medium

dark colors on the body of the building (e.g. medium brown) with light colors in the

same family for trim (e.g. light tan) is one effective approach.

(11) Building Illumination. Use of low intensity wall pack or spot lighting, or lighting of

signage on buildings is appropriate. Use of flood lighting, high intensity lighting, or garish

lighting is inappropriate.

(H) Particular Building Types and Components

(1) Gasoline Station. Canopies should incorporate features to avoid the sense of a large,

hovering mass. A pitched roof or other traditional roof form should be used (attractive

examples include the facilities - presently Irving Stations - in Northwood, Stratham, and

Meredith). The fascia of the canopy should be thin/short in height, and articulated roughly

like an entablature. The support columns should be articulated in some manner. All

vertical surfaces should be nonreflective and colors should be muted.

(2) Miniwarehouses/Self Storage Facilities. When these facilities are located on major roads

their design must be carefully considered. Deep setbacks should be established. The

structures should be located perpendicular to the road with no overhead doors facing the

road. Use of corrugated metal on the front facades is inappropriate. Use of textured block,


brick, wood, or stucco is preferred though flat metal may be acceptable. Colors should be

muted. (The facility located on Route 155 in Dover is well designed, including the color

selection.)

(3) Garages. Garage doors should be relatively unobtrusive. To the extent practical, doors

should be placed on side facades not facing the street, doors should be screened from view

by landscaping or other structures, or garages should be set back a greater distance from the

street. Where the garage is attached to the main building it is preferable for the garage

section to be subordinate to the main section by reducing the size and recessing it beyond

the main section (ideally made to resemble a traditional carriage porch). Commercial

vehicle repair facilities (serving the general public) are exempt from this provision.

(I) Process

(1) Applicants should submit elevation drawings drawn to scale of each pertinent facade. A

color board containing actual color samples of exterior finishes, keyed to the elevations and

indicating the manufacturers name and color designation should also be submitted.

Applicants should also submit a material sample if appropriate, such as the type of brick

proposed.

(2) Any proposed building illumination must be submitted and approved. No such lighting

may be installed without approval.

(3) Applicants are strongly encouraged, to use a registered architect to prepare the elevation

drawings.

(4) Waiver requests should not be submitted from any specific design standards herein. The

Planning Board will determine if the project, viewed as an overall design, meets the intent

of this section.

(5) At its option, the Planning Board may secure the services of a consulting architect or other

professional to assist in the review of an application. The board may impose reasonable

fees upon an applicant to cover this expense.

(6) These regulations are administered by the Minor Site Committee in the case of minor site

applications and the Planning Department in the case of Special Downtown applications

that are outside of the historic district..

(J) Definitions

See Appendix 1 – Architectural Glossary. An extensive set of definitions is provided, including

terms that are not used in this regulation, for the purpose of enhancing discussion of

architectural design.


SECTION 3 - CONSTRUCTION PRACTICES (A) Commencement

No site work, grading, nor removal of vegetation (except that necessary to establish erosion and

sedimentation control devices and construction fencing) shall commence until all erosion and

sedimentation control devices and, when appropriate, construction fencing are installed and

stabilized.

(B) Blasting

(1) The applicant shall secure a blasting permit from the Rochester Fire Department prior to

starting any blasting. The applicant shall comply with all policies for blasting, including

conducting a pre-blast survey if required, established by the Fire Department.

(2) The applicant shall hold a meeting with the neighborhood prior to starting any blasting, at

an appropriate time and place determined by the applicant. The applicant shall notify:

(a) all abutting property owners who were notified of the development at the outset;

(b) all parties whose property is located within 250 feet of any area where blasting will

occur; and

(c) the Planning Department

(3) The notice shall be sent by first class mail at least one week prior to the meeting and shall

include the details of the neighborhood meeting, information on when blasting is expected

to occur, and a telephone number for neighbors to call with any concerns. The applicant or

a representative of the applicant must attend the meeting. It is recommended that a

representative of the blasting company attend the neighborhood meeting.

(C) Construction Equipment

(1) Construction equipment and materials shall be stored at least 25 feet away from drainage

channels.

(2) If there will be any refueling or servicing of construction vehicles or equipment on site,

provisions shall be made for this activity, including, as appropriate, fuel storage, secondary

containment, spill clean up, and management procedures. When applicable, a plan

addressing these procedures shall be provided to the Public Works Department when site

work or building construction is commenced. (For information regarding spill prevention,

control, and countermeasures see http://www.epa.gov/oem/content/spcc/ .)

(D) Construction fencing and Tree Protection

Prior to commencing construction, the applicant shall install and maintain orange construction

fencing (or other appropriate devices) along the outer edge of the construction zone, where there are

trees, shrubs, or other resources worthy of protection, unless the limits of construction are otherwise

obvious. To the extent practical, the fencing shall be placed underneath the outer edge of the

http://www.epa.gov/oem/content/spcc/


canopy (or “dripline”) of any trees that lie along the edge of the construction zone, in order to

protect those trees. In addition, orange construction fencing shall be placed around any individual

trees within the construction zone which have been specifically designated for protection. No

vehicles, equipment, nor materials may be parked or stored under the canopy of these trees.

(E) Fire Access

Access into the site for fire apparatus must be maintained at all times during the construction

process.

(F) Hours of activity

(1) For any site where development activity would occur within 300 feet of any residential

dwelling unit, outside construction activity is restricted to the following hours:

between 7:00 a.m. and 6:00 p.m., Monday through Friday, and

between 8:00 a.m. to 6:00 p.m., Saturday.

(2) The Planning Board may modify this requirement as appropriate.

(G) Stump Dumps

In accordance with RSA 149-M:1, all locations of on-site burial of stumps incidental to the

clearing of land shall be indicated on the site plan. Stump dumps shall not be located 75 feet of

any public or private water supply system.

(H) Topsoil

Unless otherwise approved by the City, all stripped topsoil from the site shall be retained,

stabilized in accordance with NHDES standards, and stockpiled on site for reuse on site later.

(I) Waste Materials

(1) Construction site operators shall control and properly dispose of all on-site waste such as

cut trees, stumps, debris, junk, rubbish, discarded building materials, concrete truck

washout, chemicals, litter, sanitary waste and other materials. These materials may not be

buried or left on the site unless specifically approved by NHDES.

(2) Applicants are strongly encouraged to provide for storage and collection of recyclable

materials during construction.


SECTION 4 - CULTURAL RESOURCES

(A) General guidelines

(1) The applicant is encouraged to retain architecturally or historically significant buildings,

structures, and resources. This includes the following resources:

(a) Those that are listed or determined eligible to be on the National or State Registers of

Historic Places;

(b) Those that were constructed prior to 1930 and which in the reasonable opinion of the

Planning Board possess significant architectural value due to quality and integrity of

condition, overall design, detailing, materials, craftsmanship, style, or form;

(c) Those that were constructed prior to 1930 and which in the reasonable opinion of the

Planning Board are closely associated with the lives of persons or events important in

the history of the City of Rochester;

(2) The Planning Board may refer items to the Historic District Commission for its

recommendation, but applications shall not be unduly delayed when such a

recommendation is sought.

(B) Archaeological Resources

Where significant archaeological resources exist or are believed to exist on a site, the applicant is

encouraged to mitigate the impact upon those resources, by renovating, excavating, or providing

a buffer around the resource, or by other appropriate means.

(C) Cemeteries

(1) Applicants shall comply with RSA 289:3 III, as amended. It presently reads as follows:

“…[N]o new construction, excavation, or building shall be conducted within 25 feet of a

known burial site or within 25 feet of the boundaries of an established burial ground or

cemetery, whether or not such burial site or burial ground was properly recorded in the

deed to the property, except when such construction, excavation, or building is necessary

for the construction of an essential service, as approved by the governing body of a

municipality in concurrence with the cemetery trustees, or in the case of a state highway, by

the commissioner of the department of transportation in concurrence with the cemetery

trustees.”

(2) The applicant is strongly encouraged, but not required, to restore or renovate existing

cemeteries on the subject site situated in proximity to the proposed site work. At its

reasonable discretion, the Planning Board may require buffering between the development

and an existing cemetery, beyond that stipulated in the RSA, above, in order to mitigate the

visual impact of the development on visitors to the cemetery.


(D) Scenic views

The applicant is encouraged to preserve scenic views from the site or onto and over the site.

(E) Stonewalls

(1) When it is necessary to remove portions of a stone wall to accommodate development, the

applicant shall preserve remaining portions to the extent feasible. Applicants are

encouraged to:

(a) relocate stone walls which must be removed to another location on site;

(b) renovate and rebuild older stone walls; and

(c) build new stone walls as and where appropriate. Appropriate locations for relocated

or rebuilt stone walls may include the front property line, the edge of travel ways

(provided they would not interfere with sight distance or maintenance requirements),

side lot lines, the edge of the development, and open space areas.

(2) It is recommended that new stone walls be:

(a) built with existing fieldstone on site;

(b) dry stacked (without mortar); and

(c) constructed or reconstructed in a fieldstone farm-style wall. See Figure 1 for the

suggested cross section for newly built and reconstructed stone walls. Chapter 8 of

“The Granite Kiss” by Kevin Gardner, Susan Allport, and Guillermo Nunez

(Countryman Press) is a useful reference.

(3) RSA 472:6 – Removing or Altering Boundary Markers may apply to stonewalls situated

along property boundaries.


SECTION 5 - LANDSCAPING (A) Purpose

The purpose of this section is to:

help integrate the built environment with the natural environment;

enhance the quality and appearance of development;

preserve open space and natural habitats;

control excessive stormwater runoff;

prevent soil erosion and pollution of water bodies;

reduce noise, wind, glare and dust;

provide shade to reduce reflected heat;

establish an attractive streetscape adjacent to roadways;

screen vehicular headlights in parking areas;

promote public safety by guiding vehicles and pedestrians within a site;

provide areas for snow storage;

enhance privacy; and

protect the value of surrounding property;

(B) General provisions

(1) Properties on which there is no paving, parking, or driveways are exempt from this entire

Landscaping section herein.

(2) Properties that are zoned Industrial are exempt from this entire Landscaping section herein.

However, applicants in these zones are encouraged to conform with these standards, at their

discretion.

(3) Landscaping requirements for properties located in the Downtown and other dense, core, or

pedestrian areas may be reduced or eliminated, as appropriate. However, any parking lots

situated in these areas shall be fully screened from the street with dense vegetation or other

means.

(4) The Planning Board may approve any alternative landscaping method proposed by the

applicant that departs from a specific requirement of this section, provided the intent of the

provision is met.

(5) Landscaping should be planned with a comprehensive and integrated view of the entire site

and its surroundings, preserving and enhancing the natural, scenic, and built qualities of

both.

(6) Landscaping should be used as a design element, including identifying passage into and

through the site, enhancing architecture and freestanding signage, breaking up the expanse

of building walls, screening service and storage areas, and directing attention to focal points

on the site.


(7) Landscaping should be designed to encourage biodiversity and remain functional and

attractive during all seasons of the year.

(8) Prominent natural or human-made features of the landscape such as mature trees, surface

waters, natural rock outcrops, stone walls, established footpaths, and scenic views should

be retained and incorporated into the landscape plan, to the extent practical.

(9) Healthy existing vegetation may be used to meet any landscaping requirements.

(10) The use of additional landscaping materials such as rocks, water, sculpture, art, walls,

fences and street furniture is encouraged.

(11) All required landscaping shall be located entirely within the lot, unless the Planning Board

specifically allows off-site landscaping (within the public right-of-way or on adjoining

property) to contribute toward the requirements herein.

(12) A minimum of 25% of the total land area of any development site shall be devoted to

landscaped areas or left in an unaltered natural state. Bare ground largely devoid of

vegetation and areas whose primary purpose is to serve other functions – such as areas with

human-made drainage structures, utility easement areas, areas with above ground utilities,

overflow grass parking, gravel areas, etc. - shall not count toward this requirement.

(13) All landscaped areas in close proximity to parking areas and driveways shall be protected from

encroachment of vehicles by curbing, landscaping timbers, curb stops, wheel stops, or other

appropriate means.

(14) To promote on-site water retention and filtration, applicants are encouraged to design

landscaped areas that will receive stormwater from on-site roads, driveways, parking areas,

sidewalks and other impervious surfaces. Protective plant barriers should be designed with

openings that allow stormwater to flow into the vegetated areas. Such planting areas

should be underlain by a suitable layer of crushed stone or other water holding reservoir,

with an overlay of filter fabric to minimize clogging by superfine soils. The use of LID (low

impact development) techniques is encouraged. (See the New Hampshire Stormwater

Manual Volume 2 and guidelines developed by the University of New Hampshire

Stormwater Center.)

(15) All ground surface that is part of the landscaped area shall be covered with grass, trees,

shrubs, live ground cover, organic mulch, or other appropriate landscaping materials. Use

of mulch to cover extensive areas is discouraged.

(16) After development is completed, no ground disturbed as a result of construction shall be

left as exposed bare soil. All disturbed surfaces - not otherwise covered with buildings,

structures, concrete, pavement, gravel parking, or other hardscape - shall be

decompacted/aerated, covered with a minimum of four inches of topsoil or preferably


screened loam (3/4” screen or less), and planted/covered with appropriate landscaping

materials.

(17) Any vegetation that will be situated near the intersection of a driveway and the main road

(within the sight triangle as may be defined in the Zoning Ordinance), shall be properly

selected, and pruned between the heights of 2 feet and 8 feet above the ground, in order that

visibility among motorists exiting onto the road, motorists driving along the road, and

pedestrians on the sidewalk, will not be impaired.

(18) Where any two requirements of this section may overlap, a design used to meet one

requirement may also meet the other requirement. For example, plantings used in a front

buffer may also serve to screen a parking lot.

(19) Recommended landscaping materials are listed in the tables in the Appendix 2 –

Recommended Landscaping Species and Prohibited Invasive Species. Other plants beyond

those recommended in the tables may be used provided those proposed plants will meet the

desired purpose of the landscaping. However, no plants included in the table “Invasive

Plants that should not be used”, may be used on site.

(20) For a more detailed list of recommended trees, see:

(a) Selecting Trees for Urban Landscape Ecosystems. NH Department of Resources and Economic Development, 1994; and

(b) “Trees and Shrubs in New Hampshire - A Guidebook for Natural Beauty Projects”

published by the Cooperative Extension Service at the University of New Hampshire, Durham is also recommended as a guide.

(C) Trees, Shrubs, and Groundcovers

(1) Existing natural vegetation, especially stands of trees and individual specimen trees

(unusually large, old, rare, or attractive trees), should be retained where possible. (See

requirements for tree protection during construction under Construction Practices section.)

(2) The landscaping plan should include a combination of native grass or other ground cover,

evergreen shrubbery (coniferous or broad leaved), and broad-leaved deciduous trees. Use

of perennial flowers is encouraged to supplement the plan.

(3) Shade trees are broad-leaved deciduous trees which generally reach a minimum height of

30 feet at maturity. Ornamental trees are broadleaved deciduous trees, often bearing

recognizable fruit, which generally reach a height of 15 to 30 feet at maturity.

(4) All or most of the trees used for landscaping in the most visible parts of the site should be

broad leaved rather than coniferous. It is preferable to use large, broad-leaved shade trees

rather than smaller ornamental or fruit trees. The most important areas to include these

trees are in the front buffer and within and around parking areas.

(5) Coniferous trees, with the exception of small specimen trees, should be limited to side and


rear areas of the site, and buffers to neighboring properties.

(6) All trees shall be planted in a permeable area with no less than a 6 foot wide radius for

shade trees and a 4 foot radius for ornamental trees and coniferous trees, measured from the

center of the tree; however, the applicant is encouraged to provide as large a planting area

as possible, in order to maximize the chances for trees to thrive.

(7) All trees, shrubs, and plants should be selected, installed, maintained, and pruned in such a

manner that they do not interfere with water or sewer lines, other underground or overhead

utilities, sidewalks, lighting structures, and signage.

(8) Use of grass for landscaping purposes in the main part of the site should be limited to those

areas which the applicant clearly intends to maintain regularly as lawn. Use of grass in

more remote areas of the site, where the applicant plans to mow once or twice per year is

also appropriate. Otherwise, ground covers, perennial flowers, mulch and other suitable

materials should be used.

(D) Front and side landscaping buffers

(1) For the purpose of mitigating the visual impact of parking lots and driveways from the road

and abutting properties, front and side landscaping buffers shall be established on each site.

(2) A 15 foot wide front landscaping buffer shall be established along the entire front right of

way line, alongside and parallel to the public street.

(3) A 10 foot wide side landscaping buffer shall be established along the entire side lot line,

alongside and parallel to the adjacent lots on both sides of the subject property. The side

buffer is considered to begin just beyond/behind the front buffer (i.e. the entire front of the

property is considered to be the front buffer).

(4) There shall be no paving, parking, storage, or driveways located within the front or side

landscaping buffers except for driveways, sidewalks, utility lines, and other structures,

which need to cross the buffers, provided those elements are placed perpendicular, or close

to perpendicular, to the landscaping buffers in order to minimize the impact upon the

buffers.

(5) Use of a slightly elevated berm is encouraged to provide additional screening of cars and

paved areas.

(6) The front and side buffers shall not be used for above ground or underground drainage

structures unless it is determined that use of drainage structures (such as a rain garden) will

not interfere with the primary use of the buffer(s) for landscaping.

(7) The buffer(s) may be reduced or eliminated when a building is to be placed within the

buffer area in zoning districts that permit such reduced setbacks.


(8) Planting Requirements

(a) The front buffer, and the side buffers to a depth of at least 50 feet beyond the front

buffer, shall be appropriately landscaped with trees and shrubs.

(b) At least one broad-leaved shade tree shall be planted in the front buffer for every 40

linear feet (or portion thereof) of the front buffer (not including the area where the

driveway(s) penetrate the buffer).

(c) At least two shade trees, spaced at least 40 feet apart, shall be planted or preserved

within the front 50 feet of each side buffer.

(d) The shade trees in the front buffer shall be evenly spaced or spaced to provide

distribution of canopy coverage along the front buffer.

(e) Ornamental trees may be used in place of shade trees (or in combination with shade

trees, substituting at the appropriate proportion) using at least one per 25 linear feet in

the front buffer and at least three within the front 50 feet of the side buffer.

(f) The front buffer and front 50 feet of both side buffers shall be planted with sufficient

trees and shrubs in order that, at maturity (defined herein to be 5 years from

installation), at least 33-1/3% of the area of the buffer, as looked down upon from

above, would be covered by the canopies/crowns of the trees and shrubs.

(g) The buffers may be planted with continuous plantings or separate groupings of

plantings, at the applicant’s option. The 33-1/3% coverage standard above may be

adjusted downward, as appropriate, to allow for denser pockets of plantings (e.g.

when the canopies of shrubs are situated underneath the canopies of trees).

(E) Parking lots

(1) The requirements of this subsection, do not apply to parking areas situated to the rear of the

main building, or beyond the line running even with the rear wall of the building.

(2) All off-street parking areas shall be screened from the public right-of-way to provide at least

50% vertical opacity on average up to a height of 3-1/2 feet above grade, excluding sight

triangles at vehicular entrances and exits. A moderately dense hedge composed of

evergreen shrubs shall be planted which is reasonably expected to reach this opacity and

height within one year. Alternatively, a combination of plantings, mounds, berms, walls,

and fences may be used to provide this screening. This screening will often in conjunction

with the front buffer.

(3) Landscaping should be used to delineate vehicular and pedestrian circulation patterns

within parking lots and throughout the site.


(4) Trees should be distributed throughout the parking lot as evenly as practical, in order to

provide optimal canopy coverage and shading.

(5) A landscaping peninsula shall be placed at the end of each parking row (such a peninsula is

also referred to as an “end cap”), in line with the adjoining parking spaces, measuring at

least the same dimensions as the adjoining parking spaces, wherever the row of parking

spaces is adjacent to a perpendicular travel way. Each peninsula shall be planted with one

shade tree, or one ornamental tree if use of a shade tree is not practical, for lack of space for

roots. Where two peninsulas back up to one another, there may be space for only one

ornamental tree (rather than a shade tree) near the tip of each peninsula.

(6) Boulevards (or “medians”) may be created in the middle of driveways which provide access

into the site, at the option of the applicant. Such boulevards need not be planted with trees

or shrubs, unless desired by the applicant.

(7) There shall be no more than four continuous parallel parking rows on the interior of the

parking lot (i.e. parking rows along the perimeter of the parking lot are not situated on the

interior) without installation of a landscaped median separating those parking rows from

any additional parking rows. The landscaped median shall be at least 6 feet wide and shall

be parallel to and run the same length as the adjacent parking rows. See the diagram.

(8) The landscaped median, referred to in 7), above, when included, shall be planted with

evergreen shrubbery and at least one ornamental or shade tree for every 30 linear feet of the

median. The landscape median shall be planted with sufficient trees and shrubs in order

that, at maturity (defined herein to be 5 years from installation), at least 25% of the area of

the median, as looked down upon from above, would be covered by the canopies/crowns of

the trees and shrubs.

(9) Shade and/or ornamental trees shall be planted in and around the parking lot in order that

no spot on the parking lot is situated further than 75 feet from the center of the trunk of a

shade or ornamental tree.

(10) Trees and shrubs used in parking lots should be selected to avoid “messy” species which

may drop significant fruit, flowers, sap, and other materials on vehicles.

(11) Foundation Planting Buffer. The Planning Board shall determine if a minimum 4 foot

wide foundation planting buffer between the building and any parking lot or driveway

situated on the front or side of the building will be required. The foundation bed shall be

planted with appropriate landscaping materials, including grass, shrubbery, flowers, and

mulch, as determined by the applicant. Use of ornamental trees is encouraged where

practical. Where there is a sidewalk alongside the building, the foundation buffer may be

situated on either side of the sidewalk. A continuous foundation planting buffer is

preferred but it need not be continuous where there are projecting building elements, such

as entrances, bays, and utilities. [21]


(F) Plant Specifications

(1) Minimum sizes for plant materials, used to meet the requirements of this section, at

installation shall be as follows:

(a) Shade trees: 3 to 3.5 inch caliper, balled and burlapped - measured at a point 6 inches

above the top of the root ball.

(b) Ornamental trees: 2 to 2.5 inch caliper, balled and burlapped.

(c) Evergreen trees: 6 foot height.

(d) Shrubs (except for dwarf shrubs): at least 2 feet in height or purchased in a 3 gallon

container

(2) All plant materials required under this section shall be standard nursery stock, planted,

mulched, and staked, if applicable, in accordance with accepted horticultural standards.

(3) Topsoil to a minimum depth of 6 inches, preferably with organic matter incorporated, shall

be spread in all planting areas. Cultivated areas should be covered with a layer of mulch

after planting.

(4) Exotic and higher maintenance plant varieties should be selected only when the applicant

intends to implement an appropriate maintenance regime.

(5) Plant species should be selected for their ability to thrive in the particular soil, light, and

other conditions of the property.

(6) Plant species should be selected that are hardy, long lived, tolerant of pollution, resistant to

disease, and able to withstand salt and sand when placed in proximity to vehicular areas

where it is expected that those materials will be used. Trees and shrubs to be planted in the

front buffer should be selected especially for resistance to salt. Use of native, hybrid, and

naturalized (non-invasive) species should be used in order to minimize the need for

irrigation, fertilizers, and pest control. Plants requiring low levels of water are preferred.

(7) Plants that are recognized by the state of New Hampshire horticultural or agricultural industries

as invasive shall not be used.

(G) Maintenance

(1) Installation of built-in mechanical irrigation systems is strongly encouraged. When

irrigation systems are incorporated, use of water saving technologies, including rain

sensors, flow meters, drip irrigation, and cisterns for roof water reuse are encouraged. Use

of water other than municipal water is encouraged, especially use of gray water (reused

water), detained stormwater, and roof drainage.

(2) A plan must be submitted showing how the landscaping will be irrigated for the first year

after installation.

(3) The applicant is responsible to ensure that all landscaped areas are properly maintained.


Dead, dying, or diseased plants shall be replaced in order that the intent of the approved

landscaping plan is maintained. Dead vegetation shall be replaced with the same or

comparable plant material.

(4) Trees and shrubs should be pruned in accordance with standard horticultural principles and

shall not be excessively pruned such that the desired canopy and buffering effect is severely

compromised (except where necessary to accommodate visibility).

(5) All landscaping should be completed prior to the issuance of a Certificate of Occupancy. If

the landscaping cannot be completed prior to issuance of a Certificate of Occupancy, the

owner shall submit appropriate surety to cover the complete cost of all planting, materials

and labor required to complete the landscaping.

(6) Landscaped areas must be kept free of all debris, rubbish, weeds, and tall grasses (except

for ornamental grasses).


SECTION 6 - LIGHTING (A) Purpose

The purpose of these regulations is to promote high quality, effective lighting designs and to

avoid negative impacts. Inappropriate, poorly designed, and excessive outdoor lighting causes

glare and unsafe driving conditions; adversely impacts effectiveness of lighting on adjacent

properties; depresses quiet enjoyment of neighboring residential property; hampers citizens'

ability to enjoy the nighttime sky (causing "sky glow"); and results in unnecessary use of electric

power.

(B) Applicability

The following lighting plans must be approved by the Planning Board:

(1) lighting plans that are part of a site plan proposal; and

(2) any significant modifications or increases to existing lighting for existing developments,

even if no other changes are proposed to those developments, where those existing

developments, if newly proposed, would be subject to site plan review.

(C) Definitions

(1) Cone of Illumination. A regular conical shaped volume situated directly below, and

centered upon, a light fixture. The sides of the cone radiate out from the fixture at an angle

of 80 degrees from the vertical. For wall mounted fixtures, the cone of illumination is a

half cone.

(2) Full cut-off fixture. A type of fixture as defined by the Illuminating Engineering Society of

North America. The standards are incorporated under Shielding, below.

(3) Floodlight. A light fixture which is positioned or designed to concentrate substantial light,

often in a single beam, in a direction other than directly downward.

(4) Footcandle. The measure of light falling on a surface, usually the ground. One footcandle

equals the amount of light generated by one candle shining on a one square foot surface one

foot away.

(5) Glare. Light emitted from a fixture, where the light source is not shielded, with sufficient

intensity and in a direction such that it impairs a viewer's ability to see. In extreme cases it

causes momentary blindness.

(6) Light trespass. The shining of light beyond the subject property boundary.

(D) Submission materials

The applicant shall submit the following information for any proposal subject to these

regulations:

(1) A site plan drawn to scale showing buildings, landscaping, parking areas, and all proposed

outdoor lighting fixtures.


(2) Specifications for each fixture including mounting height, wattage, type of lamp (high

pressure sodium, metal halide, etc.), and a detail drawing of the fixture.

(3) A photometric diagram showing a numerical grid (or "contours") of lighting levels in

footcandles on the ground. Submission of a photometric layout will not be required for

small, simple, or low level lighting installations where the plan would clearly conform with

the requirements herein.

(E) Standards

(1) Design. Lighting plans should be designed to enhance the attractiveness, usability,

comfort, and security of a site. Plans, including the design of poles and fixtures, should be

designed with due consideration of setting, use, architecture, landscaping, existing trees,

neighboring properties, and the character of the adjacent roadway.

(2) Glare. All exterior lights shall be designed, located, installed, and directed in such a

manner so as to prevent glare and objectionable light trespass onto neighboring roads and

properties.

(3) Shielding. All lights, including those placed on building walls (i.e. wall-packs), shall be

fully shielded such that the light source can not be seen directly from any point on the same

horizontal plane as the light source (i.e. "full cut-off” fixtures). No more than 10% of the

total light output (lumens) from any fixture may be directed above the cone of illumination

and none of the total output may be directed above the horizontal plane that is at the same

height as the fixture.

(4) Maximum illuminance. Horizontal illuminance on the ground shall not exceed the

following: 5 footcandles in the Residence and Agricultural zoning districts, 10 footcandles

in the Special Downtown and Hospital Districts, and 15 footcandles in the Business and

Industrial districts (except for gasoline station canopies, below).

(5) Property line. Horizontal illuminance at the property line may not exceed ½ foot-candle

adjacent to a residential property nor 1 foot-candle adjacent to a nonresidential property.

This limitation does not apply in the vicinity of driveway entrances and exits.

(6) Mounting heights. Light fixtures mounted on buildings shall not be placed higher than 20

feet above the ground. Light poles shall not exceed the following heights, measured from

the ground to the bottom of the light fixture:

(a) 15 feet in the Residence and Agricultural zoning districts;

(b) 20 feet in the Special Downtown and Hospital Districts;

(c) 25 feet in the Business and Industrial districts (though use of shorter poles is

encouraged).


(7) Gas station canopies. Light levels directly under a gas station canopy shall not exceed 25

footcandles. Light fixtures mounted under canopies shall be recessed so that the lens cover

is recessed or flush with the bottom surface (ceiling) of the canopy. There shall be no

lighting attached to the sides or top of the canopy, nor may the sides or top of the canopy be

illuminated.

(8) Vertical lighting. Exterior lighting of buildings is discouraged except for highlighting of

exceptional architecture. Illumination of any vertical surface, including building walls,

shall not exceed 4 footcandles.

(9) Floodlighting. Floodlighting is prohibited, unless a): lights are directed toward the rear of a

lot and away from the road and neighboring properties, and b) the Planning Board

determines that there will be no negative impact upon motorists and neighboring properties.

(10) Flashing lights. Flashing, blinking, and moving lights are prohibited.

(11) Timing of lights. The Planning Board may stipulate that all unnecessary lighting (i.e.

lighting not used for security) be turned off outside of business hours. Use of timers,

sensors, and other energy saving devices is strongly encouraged.

(12) Wiring. Wiring for all fixtures must be placed underground.

(13) Decorative lighting. Notwithstanding the shielding requirement, above, the Planning Board

may approve an alternative to the cut-off fixture for special architectural or decorative

lighting provided such installations are pedestrian oriented, do not exceed 15 feet in height,

and do not exceed 100 watts per fixture.

(14) Holiday lighting. Holiday lighting during the months of November, December, and

January is exempt from these regulations provided the lighting is clearly consistent with

light levels of conventional holiday lighting and does not cause hazardous glare on adjacent

streets or objectionable conditions on neighboring properties.

(15) Sports lighting. The Planning Board may waive certain requirements herein in the special

case of sports lighting, at its reasonable discretion. However, the board shall review such

applications to ensure minimal impact upon passing motorists and neighboring properties.

(16) Lighting should be directed away from stands of trees and habitat areas so as not to disrupt

animal behavior.

(17) Lamp type. The use of energy-efficient lighting is desirable. In situations where accurate

color rendering is desirable, the use of metal halide lamps (or color corrected high pressure

sodium) is recommended.


(18) Correcting problems. Various methods may be used to mitigate existing lighting problems

including installing shields, reducing wattage, changing the lens, redirecting light, changing

the lamp type, and darkening the lens.

(19) Grandfathering. All lighting installations lawfully in place prior to the date of these

regulations shall be grandfathered. However, any significant changes to such existing

installations shall be brought into conformity to the extent practical.


SECTION 7 - MISCELLANEOUS DESIGN STANDARDS (A) Erosion and Sedimentation Control

The design and implementation of erosion and sedimentation control shall be guided by the

following, as appropriate:

(1) Chapter 50 Stormwater Management and Erosion Control of the City of Rochester Code of

Ordinances

(2) New Hampshire Department of Environmental Services, Alteration of Terrain Program,

New Hampshire Stormwater Manual, Volume 2 Post Construction Best Management

Practices Selection and Design, latest version

(http://des.nh.gov/organization/divisions/water/stormwater/manual.htm.)


New Hampshire Stormwater Manual, Volume 3 Construction Phase Erosion and Sediment

Controls, latest version.

(B) Fences

Use of chain link fences in front or side yards is strongly discouraged. When they are used in

these areas the chains shall be covered in a colored vinyl (such as dark green or black) or

equivalent or vines shall be planted that will grown into the fences. (See the Zoning Ordinance

for additional requirements.)

(C) Monumentation

(1) As part of any site plan approval, when property bounds are missing, those monuments

shall be installed as part of the development, except where installation of those monuments

is not warranted in locations far from the developed portion of the site, as determined by

the Planning Board.

(2) Monuments shall be installed at all corners and angle points, at the beginning and end of all

curves, and not more than 1,000 feet apart in any straight line.

(3) At least one lot corner at the right of way line shall be marked by a stone or concrete

monument measuring a minimum of 4” x 4” x 30” deep with 6” exposure above the

ground. All other lot corners shall be marked by a 1” diameter iron pipe or 5/8” steel rebar

at least 30” deep leaving 2” exposure above ground or by a drill hole set into an existing

stonewall or rock. Each monument (except for drill holes) shall identify the surveyor.

(4) These standards shall be adjusted, as appropriate, in accordance with standard New

Hampshire surveying practice.

http://des.nh.gov/organization/divisions/water/stormwater/manual.htm


(D) Recreation and Open Space

(1) Recreation facilities and preservation of open space may be required as part of multifamily

residential site plans, depending on the location of the development (it is more appropriate

in suburban and rural settings), the scale of the development, the type of residents expected

to occupy the development, and the availability of nearby public facilities.

(2) The Planning Board may stipulate construction of passive recreational structures such as

benches, picnic tables, and gazebos and/or active recreational facilities such as tot lots,

playground equipment, ball fields, basketball courts, or tennis courts. Such recreational

facilities and open space should be available for use by the residents of the subject

development. The Planning Board may not require public access to these facilities unless

acceptable to the developer.

(3) The Planning Board may determine the suitability of particular open space areas based

upon size, shape, topography, geology, access, location, proximity to neighboring open

space areas, and other pertinent factors.

(E) Screening and Buffering

(1) Divergent Uses.

(a) Non-residential development, including parking lots, shall be screened from

residential uses and vacant residentially zoned lots. Multifamily projects shall be

screened from single family residences and from vacant lots in predominantly single

family zones. This requirement applies to the sides and rear of the subject lot but not

to the front of the lot. This requirement will not apply, in the reasonable judgment of

the Planning Board, in traditional settings where the designs are specifically planned

to be harmonious with one another.

(b) Screening devices shall be installed to a height of 6 feet, or as specified by the

Planning Board.

(c) When stockade fencing is used, steel posts set into concrete shall be used, unless

otherwise stipulated by the Planning Board.

(d) When trees are used for screening or buffering, the preferred method is to use two

staggered rows of coniferous evergreen trees spaced not more than 12 feet on center

(or closer depending upon the species). The trees should be at least 6 feet in height at

planting. (See Landscaping section for a list of appropriate trees.)

(e) The Planning Board may stipulate additional buffers due to unusual impacts

generated by the former including odor, noise, glare, dirt, dust, vibration, etc.

(2) Utility Elements.

(a) Service areas, storage areas, loading docks, stockpiled materials, refuse areas, utility

meters and structures, electrical transformers, generators, above ground storage tanks


(except for businesses which sell fuel), ground-mounted air conditioning units, roof-

mounted utility structures (not including chimneys and vents), and any other unsightly

materials and objects shall be located at the side or rear of buildings to the extent

practical. Those elements that are not located at the rear of buildings shall be

screened from the street, to the extent practical.

(b) Screening devices shall be installed to a height sufficient to screen the specific

element.

(c) Does not apply to agricultural buildings, structures, and sites.

(3) General Requirements

(a) The screening may be accomplished with walls, fences, berms, existing vegetation,

new vegetation, existing structures which block the element, other suitable methods,

or a combination of these. All screens must provide a minimum 75% vertical opacity

up to the required height.

(b) Screening shall be located and designed in order that visibility for vehicular or

pedestrian traffic is not impeded.

(F) Signage

(1) Standards for signage regarding the number, location, dimensions, and other parameters are

contained in the City of Rochester Zoning Ordinance. Proposed signs (except where

exempt from review) are reviewed by the Zoning Administrator to ensure compliance with

the ordinance.

(2) As part of site plan review, when new signage will be installed, the applicant shall submit

proposed sign designs to the Planning Board for an opportunity to make recommendations

to the applicant regarding the design, in accordance with the suggested guidelines below.

When the design meets the requirements of the Zoning Ordinance, the applicant need

follow any such recommendations of the Planning Board, only at his or her option. No

such review of signage is required for changes to existing signage or new signage when site

plan review is not involved.

(3) Suggested Sign Guidelines. In order to enhance the aesthetic appeal of the community, the

following approaches and types of signs are encouraged:

(a) Signage which is non-illuminated or externally illuminated, rather than internally

illuminated;

(b) Signage that is low in height and small in area;

(c) Use of a dark background with light letters;

(d) Use of wood, metal, urethane, or other solid materials, rather than plastic;

(e) Use of a matte or non-reflective surface;

(f) For freestanding signs, use of two posts rather than one center pole; and

(g) Monument style signs rather than pole signs


SECTION 8 - NATURAL RESOURCES (A) Purpose

The purpose of this section is to protect, preserve, and enhance Rochester’s rich and varied

natural resources, while accommodating appropriate growth and development. It is the intent of

this section to encourage the applicant and the Planning Board to consider natural resources in

the planning process.

(B) General Provisions

(1) Buildings, parking areas, travel ways, and other site elements should be located and

designed in such a manner as to preserve natural resources and maintain natural topography

to the extent practical. Extensive grading and filling should be avoided.

(2) Development should be directed away from valuable and fragile resources to the extent

practical.

(3) Development shall follow the natural contours of the landscape to the extent practical to

minimize grading.

(4) The applicant is encouraged to make special efforts to protect elements considered to have

significant value, which in many cases involves creating a buffer around them.

(5) The Planning Board may request guidance from the Conservation Commission or other

knowledgeable parties in its consideration of natural resources.

(C) Specific Features

The elements listed below are considered to be resources worthy of protection or special care or

features which, if disturbed, could cause hazards to the environment, health, safety, or property.

These elements should be preserved, if practical, and enhanced, where appropriate, or special

design solutions should be incorporated to mitigate impacts or protect against hazard.

(1) Wetlands (see the Conservation Overlay District in the Zoning Ordinance)

(2) Rivers, streams, lakes, and ponds (see the Conservation Overlay District in the Zoning

Ordinance)

(3) Aquifers, aquifer recharge areas, and groundwater (see the Aquifer Overlay District in the

Zoning Ordinance)

(4) High groundwater, perched groundwater, shallow depth to ledge, poorly drained soils, and

excessively well drained soils

(5) Flood plains, flood hazards, and fluvial erosion hazards (see the Regulatory Floodway Zone

in the Zoning Ordinance and flood maps at


http://www.granit.unh.edu/dfirms/Strafford.html).

(6) Steep slopes (i.e. those greater than 15% where there is a change in elevation of at least 4

feet)

(7) Exposed ledge or areas with frequent or large rock outcrops

(8) Large boulders or erratics

(9) Individual specimen trees (unusually large, old, rare, or attractive trees)

(10) Unusual, rare, threatened, or valuable tree and plant communities. Mast stands shall be

preserved to the extent practical

(11) Special habitats crucial to maintaining wildlife populations, e.g. deeryards and vernal pools.

The latest New Hampshire Wildlife Action Plan should be used as a reference in

determining these possible locations. Development shall be directed away from habitat

types that are rare statewide. Deeryards shall be preserved to the extent practical.

(D) Energy Conservation

*The provisions of this Energy Conservation subsection are recommendations only and are not

required as part of site plan review. Buildings should be sited and developed to benefit from

solar heating and passive cooling to the extent practical. Other goals, such as consideration of

overall site topography, building orientation toward the street, and certain provisions in the

Architectural Regulations may conflict with this goal, so balance should be sought. See

Appendix 3 - Energy Conservation for recommendations.

http://www.granit.unh.edu/dfirms/Strafford.html


SECTION 9 - OPERATIONAL ISSUES (A) Hours of Operation

The Planning Board may restrict hours of operation for businesses and other organizations as

appropriate, such as for businesses which are located in close proximity to residences and which

generate significant activity.

(B) Maintenance of the Site

The property shall be maintained in a sanitary condition, and with a neat and orderly appearance,

free from refuse and debris.

(C) Snow Storage

(1) Snow shall be removed from driveways, parking areas, sidewalks, and other areas where its

accumulation in the winter time would impair safe and efficient use of the site. Provisions

shall be made for storage of snow on site and/or removal of snow from the site when there

is not sufficient space on site or when there will not be sufficient space in the event of

excessive snow fall.

(2) Snow storage areas should be selected to avoid:

(a) vegetation, especially vegetation that is less hardy and more likely to be harmed by

snow storage;

(b) drainage ways whose function would be impaired if blocked by snow;

(c) areas where spring flooding could result;

(d) wetlands, ponds, and streams

(e) locations where vehicular or pedestrian visibility would be impaired;

(f) vehicular and pedestrian travel ways

(g) areas where it might present a visual nuisance; and

(h) other sensitive locations on the site, to the extent practical.

(3) Snow shall not be stored where it might accumulate on, slump onto, or result in spring

flooding of, adjacent properties or public ways.

(4) Snow should not be stored where melting could create a hazard when refreezing occurs.

(5) Snow should be stored in a location to provide maximum protection to downstream sites

from the accumulated ice control materials and chemicals that often end up in snow storage

areas.

(6) In some cases, it may be effective to direct snow toward stormwater basins in order to

avoid rapid spring runoff from snow melt, prevent sediment loading of downstream waters,

and allow for the settling out of salts and other contaminants prior to leaving the site.

(7) When appropriate, the snow storage plan should include a calculation to show there will be

sufficient space for storage of snow on site. Generally, there should be 1 square foot of

storage area for every 5 to 10 square feet of area to be cleared.


(See New Hampshire Department of Environmental Services Best Management Practices for

snow storage.)

(D) Solid Waste

(1) The applicant shall include adequate provisions for solid waste disposal. All waste

materials shall be contained in dumpsters or other acceptable receptacles. Disposal areas

shall be fully enclosed and screened from the street and from abutting properties by a fence,

a wall, vegetation, or another method to a height of 6 feet or, where a dumpster is used, 6

feet or 1 foot above the height of the dumpster, whichever is greater.

(2) All dumpsters shall be placed on a suitable surface. When there will be intensive usage, the

dumpster shall be located on a minimum 6 inch thick concrete pad.

(3) Solid waste facilities shall be strategically located in order to minimize visibility from the

street; minimize visibility and the impact of odors, noise, and flyaway trash upon abutters;

and allow for easy access and removal.

(4) Special safeguards may be stipulated to minimize odors, flyaway trash, and impacts upon

environmental resources.

(5) When appropriate, site plans should include plans for recycling of appropriate materials.

(E) Street Addressing

(1) New street addresses will be issued by the City Assessor for new developments and for

additions to, changes to, and redevelopment of, existing sites, when appropriate.

(2) The City may stipulate that a private driveway or travel way serving a new development be

given a separate street name, when appropriate. In such cases, the applicant shall apply for

a new street name and install a street sign in accordance with City standards.


SECTION 10 - PARKING AND CIRCULATION (A) Number of Required Parking Spaces

The minimum number of designated off street parking spaces shall be provided on each site

based upon the type of use, as shown in the table below.

Table Of Parking Requirements [22]

Minimum On-Site Parking Space

Requirements

Other Standards / Notes:

Properties within

the Downtown

Commercial (DC)

Zone District

Properties in

all other

Zone

Districts

Retail, Office,

Restaurant, or

Service Uses:

Retail

Establishment

Eating and

Drinking

Establishments

Service

Establishment

Transportation

Service

Office

Office, Medical

Office,

Professional

Pharmacy

Adult-Oriented

Establishments

Bank

Personal Services

Health Club

Veterinarian

Kennel

Funeral Home

Laundry

Establishment 1 and 2

Printing Facility

Yard Sale,

Commercial

No minimum.

Maximum 20-space

Parking Lot for any

single tenant

3 spaces per

1,000 gross

square feet

Minimum parking requirements

for Retail, Restaurant & Service

uses may be reduced pursuant to

the standards in Subsection C,

below.

Automobile Uses: No minimum. 1.5 spaces per Minimum parking requirements


Gas Station

Vehicle Sales,

New

Vehicle Sales,

Used

Motor Vehicle

Sales/Rental

Vehicle Service

1,000 gross

square feet. Plus

1 space per 15

exterior

sale/rental

display spaces.

Plus 4 spaces

per service bay.

for Automobile Uses may be

reduced pursuant to the

standards in Subsection C,

below.

Parking

Public Parking

Facility

Commercial

Parking Facility

Parking Lot

No minimum.

Public Parking Facility subject to

the standards of Section 42.20.

Commercial Parking Lots in the

DC Zone District subject to

Conditional Use Review, Section

42.21.

Parking Lots in the DC Zone

District in excess of 20 spaces per

individual business subject to

Conditional Use Review, Section

42.21.

Residential Uses

Dwelling Unit

Caretaker

Apartment

Accessory

Apartment

In-Law Apartment

Security

Apartment

Residential Use,

Senior Housing

Residential Use,

Accessory Apartment

No minimum for up to

10 residences on a

single parcel.

Thereafter, .75 spaces

per studio unit and 1

space per bedroom up

to 2 spaces per

residence. No

requirement for an In-

Law Apartment.

Two parking

spaces per unit.


for residential development may

be reduced pursuant to the


below.

For DC Zone District properties

with more than 10 residences,

the parking exemption shall

apply to the 10 smallest units.

Civic Uses:

School, K-12

School, Other

Public Gathering /

School / Church

Function Hall

Assembly Hall

Civic, Social, or

Fraternal Club

Theater

House of Worship

No minimum.

Greater of 3

spaces per 1,000

gross square feet

or .25 spaces per

seat at

maximum

capacity.


for Civic Uses may be reduced

pursuant to the standards in

Subsection C, below.

Parking for Emergency Services

shall be established by the

Planning Board.


Emergency

Services

Conference Center

Greater of 1 space per 1,000 gross square

feet or .25 spaces per seat at maximum

capacity.

Lodging Uses:

Lodging Facility

Hotel

Motel

Bed & Breakfast

Boarding House

.5 spaces per

individual unit (key)

plus 1 space per 1,000

gross square feet for

area dedicated to

Eating and Drinking

Establishments

serving the general

public.

No minimum for

properties within the

DC Zone District

fronting any of the

following Streets:

Union Street

North Main Street

South Main Street

north of Columbus

Avenue

Wakefield Street

south of Columbus

Avenue

.75 spaces per

individual unit

(key) plus 1.5

spaces per 1,000

gross square feet

for area

dedicated to

Eating and

Drinking

Establishments

serving the

general public.


for Lodging Uses may be



below.

Industrial Uses:

Industry

Industry, Heavy

Industry, Light

Industry,

Recycling

Junkyard

Solid Waste

Facility

Tank Storage

Facility

Truck Terminal

Laundry

Establishment 3

Wholesale

Operation

Warehouse /

No minimum. 1 space per

1,000 gross

square feet plus

3 spaces per

1,000 gross

square feet for

area dedicated to

offices or retail

sales.


for Industrial Uses may be



below.


Storage

Factory Retail

Research and

Development Facility

Trade Shop

Utility, Power

Generation

Utility, Other

Agricultural /

Nursery / Animal

Husbandry Uses

Farm

Farm, Growing of

Crops

Roadside Farm

Stand

Plant Nursery

Saw Mill

Saw Mill,

Temporary

Stable

Stable,

Commercial

3 spaces per 1,000 gross square feet for

area dedicated to retail sales. No

minimum for all other aspects.


for Agricultural / Nursery /

Animal Husbandry Uses may be



below.

Hospital 1.5 spaces per 1,000 gross square feet.

Plus 1 space per bed.


for Hospital Uses may be



below.

Assisted Living Uses:

Senior Housing

Nursing Home

Assisted living

Facility

Group Home

Halfway House

.5 spaces per bed. .75 spaces per

bed.


for Assisted Living Uses may be



below.

Day Care Uses:

Day Care Center

Day Care - Family

Day Care

Residence

Adult Day Care

Center

Adult Day Care

.25 spaces per child/adult cared for with a

minimum of 1 space.


for Day Care Uses may be



below.


Home

Recreational Uses:

Country Club

Golf Course

Recreation, Indoor

Recreation,

Outdoor

Recreation, Park

No minimum. 3 spaces per

1,000 gross

square feet, plus

.25 spaces per

customer at

maximum

capacity for

outdoor

facilities and

spectator

accommodations

No minimum requirement

applicable for publicly-owned

recreation parks.


for Recreational Uses may be



below.

(B) General Provisions Regarding Required Parking Spaces

(1) *Note. Where any provisions in this section herein, Section 10 – Parking and

Circulation, are also covered under the Zoning Ordinance, i.e. Chapter 42 of the

General Ordinances of the City of Rochester, the provisions under the zoning ordinance

shall take precedence over the provisions herein.

(2) Purpose. The purpose for setting a minimum required number of on-site parking spaces to

support the local economy by facilitating access to and within the City of Rochester,

enhance access to living, employment, civic, social, and economic opportunities, eliminate

or minimize inefficient and unsafe parking arrangements, and optimize use of public

infrastructure, including on-street parking spaces. [21]

(3) Changes in Use. When a proposed use on an established site requires more parking spaces

than the existing use, additional parking spaces shall be provided to accommodate the

proposed use. If it is not practical to create additional parking spaces for the new use, the

Planning Board may reduce or waive up to 100% of the additional spaces pursuant to

Subsection 10.C, below. [21]

(4) No specific marked spaces need to be designated for uses where parking is best handled

[21]

(5) Aggregate Requirement. Where multiple uses are shared within one facility or building,

parking requirements shall be determined by adding the requirements for each individual

use, such as for a retail sales business which also has spaces for office use and storage. [21]

(6) Use Restrictions. Required parking spaces shall not be used for any purposes other than

vehicle parking unless specifically approved by the Planning Board. [22]


(7) Fractional Requirement. Where the sum of the parking space computations results in a

fractional number, fractions of less than one-half (1/2) shall be waived and fractions of one-

half (½) or more shall be counted as one space. [22]

(8) Similar Uses. The parking requirements for uses that do not fall within one of the

categories in the list above shall be based upon the closest similar use as determined by the

Planning Director. [22]

(9) Loading Areas. Off-street loading spaces shall not be counted to satisfy the off-street

parking requirements. [22]

(C) Reducing the Number of Required Parking Spaces

The Planning Board, pursuant to the standards set forth below, may reduce the number of

required on-site parking spaces in recognition of unique on-site or off-site conditions [22]

(1) The Planning Board may reduce, by up to 25%, the required number of on-site

parking spaces due to existing site conditions, such as an existing site layout,

vegetation, water ways, geologic features, existing buildings, historic resources, or

access points, or other physical, operational, or legal impediments representing a

practical difficulty (as opposed to a mere inconvenience) to achieving the prescribed

number of parking spaces. In this circumstance, the Planning Board shall determine the

maximum number of parking spaces which can be reasonably situated on the parcel, the

necessary mitigation measures to be required of the applicant, and may waive the

remaining required parking spaces up to a maximum waiver of 25% of the requirement.

a. Acceptable mitigation measures may include:

i. Capital or operational assistance to the pedestrian, bikeway, or transit

system which may include developing on-site or off-site improvements.

ii. Implementation of transportation demand management techniques such as

varied work schedules, carpooling incentives, unbundling parking from

commercial leases, or similar measures.

iii. A agreement with a neighboring property regarding overflow parking.

The agreement shall be perpetual or recurring and not be cancelable be

either party.[22]

iv. Designation of an overflow parking area on site, whether paved or not.

v. Or, other mitigation measures the Planning Board believes will be

reasonably successful in offsetting the parking demand and commensurate

with the number of parking spaces waived.[22]

b. Accepted mitigation measures shall be documented in an enforceable Notice of

Decision, in a form acceptable to the City Attorney, between the landowner and

the City of Rochester binding the landowner’s performance on all mitigation


measures accepted in-lieu of on-site parking. The Notice of Decision, at a

minimum, shall specify the capital and operational obligations of the landowner,

enforcement procedures, cure procedures, and abilities to modify the

Agreement.[22]

(2) (2) The Planning Board may reduce, by up to 25%, the required number of on-site

parking spaces in recognition of off-site conditions that represent a practical advantage

of the parcel’s location and predict a lower reliance on the personal automobile to

access the site.

a. Acceptable off-site conditions may include:

i. Presence of public transportation, pedestrian, or bicycle infrastructure

located within 660 feet (1/8 mile) of the subject parcel.

ii. Presence of a Municipal Parking Facility located within 660 feet (1/8

mile) of the subject parcel.

iii. Presence of a Commercial Parking Facility located within 660 feet (1/8

mile) of the subject parcel.

iv. Presence of on-street parking located within 660 feet (1/8 mile) of the

subject parcel.

v. Presence of off-site uses with counter-peak demand patterns conducive to

shared parking. “Off-Site uses” can include separate tenants or uses

within a single, multi-tenant property.

vi. Presence of other unique attributes of the parcel’s location or context that

represent a practical advantage to minimizing reliance on the personal

automobile to access the parcel[22]

(D) Handicap Requirements

(1) All sites and parking lots shall be in compliance with the Americans With Disabilities Act

of 1990, as amended (ADA). The number and design of handicapped parking spaces shall

conform to the N.H. Architectural Barrier Free Design Code, as prepared by the Governor’s

Commission for the Handicapped and/or Title III of the deferral Americans with

Disabilities Act.

(2) Number of spaces.

(a) Wheelchair accessible parking spaces must be provided on sites that provide on site

parking, as follows:


Minimum number of

accessible spaces

Total number of

Parking spaces

1 1 to 25

2 26 to 50

3 51 to 75

4 76 to 100

5 101 to 150

6 151 to 200

7 201 to 300

8 301 to 400

9 401 to 500

2 percent of total 501 to 1,000

(b) At least 1 in every 8 wheelchair accessible spaces shall be designated as van

accessible, or otherwise as provided for in ADA.

(3) Design of spaces.

(a) Handicap parking stalls shall be at least 8 feet in width. All handicap parking spaces

shall be served by an adjacent access aisle that is at least 5 feet wide for standard

spaces and at least 8 feet wide for van accessible spaces. The access aisle may be

shared by two adjacent spaces.

(b) Every wheelchair accessible space shall be identified with appropriate pavement

marking and a clearly visible vertical sign, between 5 and 8 feet in height. Signage

for every van accessible space shall indicate that the space is van accessible. Vertical

“No Parking” signs shall be installed in front of each handicap parking space access

aisle.

(4) Other Requirements

(a) Handicap parking spaces shall be located in close proximity to wheelchair accessible

entrances to the building. Wherever practicable, the main entrance to the building

should be wheelchair accessible.

(b) The route from the access aisle to the nearest wheelchair accessible entrance must be

paved.

(c) The slope of wheelchair accessible parking spaces and adjoining access aisles shall not

exceed 1 foot of rise per 48 feet of run.


(d) Wheelchair ramps shall be provided, where appropriate, with a slope not exceeding 1

foot of rise per 12 feet of run.

(e) Curb ramps shall be provided as necessary.

(f) Truncated domes (textured plates) to alert visually-impaired persons shall be installed

at tip downs where sidewalks meet streets, driveways, and parking lots. Truncated

domes shall be constructed of cast iron or other materials acceptable under ADA.

(g) Tip downs are required on all sidewalks.. [21]

(E) Parking Lot Design

(See Landscaping and Traffic and Access sections for other requirements pertinent to parking lot

design.)

(1) General Requirements

(a) Applicants are strongly encouraged to situate parking lots to the side and/or rear of

buildings

(b) Within the Special Downtown District parking lots shall be located at the rear of

principal buildings unless the Planning Board determines that placement at the rear is

not practical, in which case parking lots may be located at the side of principal

buildings set back at least as far as the front of the building or 15 feet whichever is

greater.

(c) Parking for any nonresidential use must be located at the side or rear of the lot

(beyond the front façade of the building) in any Residence 1, Residence 2, or

Agriculture zone.

(d) All parking spaces shall be designed such that they can be accessed safely from the

aisles and there is sufficient room for backing and turning for spaces situated at the

end of an aisle.

(e) Parking areas shall be designed such that it is not necessary for vehicles to back into a

public road.

(f) All parking spaces shall be demarcated with white or yellow traffic paint/marking of

four (4) inch minimum line width. [21] No demarcation is needed for uses where

parking is best handled opportunistically if that approach will be safe and effective.

This might apply, for example, to a self-storage facility. [22]

(g) Parking areas shall have a minimum grade of 0.5% and a maximum grade of 5%.

(2) Stall size


(a) The standard parking stall, located perpendicular to the traffic aisle, shall be at least 9

feet wide and 18 feet long.

(b) Parking stalls set at an angle to the traffic aisle shall be large enough to fully contain a

rectangle measuring at least 9 feet in width and 18 feet in length.

(c) Parking stalls oriented parallel to the traffic aisle (i.e. parallel parking spaces) shall be

at least 8 feet wide and 22 feet long.

(3) Width of Drive Aisle. The width for traffic aisles shall be as follows:

Angle of parking stall

To traffic aisle

Two way circulation -

Minimum aisle width

One way circulation -

Minimum aisle width

90 degrees 24 feet 20 feet

60 degrees Not Permitted 18 feet

45 degrees Not Permitted 16 feet

(4) One Way vs. Two Way Circulation. In most cases, the conventional parking layout with

spaces situated perpendicular to the traffic aisle is preferred (middle column, above).

However, there may be situations when a one way circulation pattern with angled parking

spaces works better (right-hand column, above). See Appendix 4 - One Way vs. Two Way

Circulation in Parking Lots

(F) General Requirements for Parking Lots and Circulation

(1) Sites and parking lots shall be designed so that there is safe and efficient traffic circulation.

(2) Channelizing/stacking space shall be provided at entrances into sites, exits out of sites, and

other appropriate areas, such as drive through and order windows, in order to avoid undue

vehicle queues in the public road or on site.

(3) All travel ways shall be of sufficient width and configuration to accommodate the

prospective traffic and to afford satisfactory access into and through the site for police, fire,

and other emergency services.

(4) The Planning Board may stipulate driveway and parking lot interconnection of adjoining

parcels where it determines that such interconnection is practical, will enhance traffic

movement and on site circulation, and will reduce the number of vehicles entering and

exiting the street. Where an adjacent lot is vacant a stub out to the property line may be

required to accommodate future connection. For shared driveways and parking

lot/driveway connections cross-easements shall be recorded at the Registry of Deeds.

(5) Each site shall have full internal vehicular circulation, with access from any location on the

site to any other without need to use the adjacent street system.


(6) All driveways shall be at least 20 feet in width (except for parking aisles, as specified in the

table, above).

(7) Any driveway wider than 24 feet should be justified based upon large traffic volumes, the

need to accommodate oversized vehicles, or other considerations.

(8) Curbing, striping, islands, landscaping, or appropriate other means shall be provided as

needed to control and direct traffic.

(9) Appropriate directional signage shall be provided in accordance with current (2009) The

Manual on Uniform Traffic Control Devices for Streets and Highways (“MUTCD”) by the

USDOT Federal Highway Administration (see http://mutcd.fhwa.dot.gov/ .) Parking

spaces, stacking lanes, entry and exit drives, and direction of traffic flow shall be

appropriately demarcated.

(10) For all establishments which offer service by drive-through facilities, appropriate by-pass

lanes shall be provided.

(11) Fire lanes and emergency vehicle access into and through the site shall be provided as

necessary.

(12) The maximum slope for any driveway for any project subject to these regulations is 8

percent.

(13) Traffic Calming. Special techniques may be employed to slow traffic on a site (or on the

highway), thereby enhancing safety for drivers, pedestrians, and bicyclists. See Appendix 5

– Traffic Calming Techniques for suggestions for measures.

(G) Pavement Structure

(1) All parking areas and travel ways shall be surfaced with asphalt, concrete, paving stones, or

other material(s) that will provide reasonable protection against potholes, erosion, and dust,

and will not be subject to damage from snow plowing. However, crushed stone, gravel,

and other methods may be appropriate for developments which generate little parking and

traffic, developments in rural or outlying areas, and low usage overflow parking areas.

(2) All parking areas and travel ways that are paved with asphalt shall have a structural section

with these minimum specifications:

1 inch top “wearing” course,

2 inch base “binder” course,

6 inch bank run gravel, and

6 inch crushed gravel.

(3) Loam or yielding material shall be removed to a depth of at least 21 inches below final

grade and replaced with gravel. Muck shall be removed to a depth of at least 36 inches

http://mutcd.fhwa.dot.gov/


below finish grade and replaced with gravel. Given that these are privately maintained

areas the Planning Board may adjust these standards appropriately on an individual basis.

(H) Curbing

(1) Curbing or other means of articulation may be required within the site to facilitate traffic

circulation, direct drainage, and protect landscaping.

(2) Curbing shall have a 6-inch vertical reveal. Sloped curbing shall also have a 6-inch vertical

reveal and it shall be set at a 45 degree angle unless otherwise approved by the Planning

Board.

(3) Where concrete curbing is used, it may be either cast-in-place or pre-cast. It should:

have a minimum strength of 2,500 psi;

be at least 18 inches in depth; and

be at least 5 inches in width.

(4) Where asphalt (bituminous) curbing is used, a tack coat of bituminous material should be

placed on the pavement for the width of the curb before placing the curb.

(5) Where curbing forms the edge of a sidewalk, the curb shall be vertical or sloped.

(6) Any curbing placed within or along the street right of way shall be vertical or sloped granite

curbing, as specified by the Planning Board. Placement of curbing within the street right of

way may be appropriate in order to articulate turning radii at the entrance, direct

stormwater, protect sidewalks, reinforce road structure, continue existing curbing, or

perform other functions.

(I) Permeable Pavement

(1) Use of permeable (or “pervious” or “porous”) paved surfaces is encouraged for parking

areas and travel ways. This is most applicable for relatively flat areas with well drained

soils and a deep water table, low or moderate traffic levels, and use primarily by

automobiles and other light duty vehicles.

(2) Whenever possible the applicant is encouraged to utilize alternate paving methods for

parking lots, such as but not limited to permeable pavement, permeable concrete or grass

pavers to reduce the environmental impact and drainage requirements.

(3) When permeable pavement is used, the applicant shall: a) submit a maintenance plan; and

b) erect a prominent sign in the parking lot cautioning that the pavement is permeable and

that salt, sand, and seal coating must not be applied, and that the parking lot must be

vacuumed at appropriate intervals. (For placement and design criteria, see the New

Hampshire Stormwater Manual Volume 2 -

http://des.nh.gov/organization/divisions/water/stormwater/manual.htm and the UNH

Stormwater Center - http://www.unh.edu/unhsc/.)

http://des.nh.gov/organization/divisions/water/stormwater/manual.htm


(J) Loading

(1) All non-residential sites shall be provided with off-street loading facilities sufficient to

meet the needs of the proposed use.

(2) Loading areas shall be located and designed to allow shipping and delivery vehicles to

maneuver safely and efficiently to and from a public street, without unduly interfering with

vehicular movement either on site or on a public street.

(3) Loading areas shall be located on the side or rear of the building and shall be screened from

abutting residences. No loading space shall be located within 50 feet of a residential

district boundary nor within 50 feet of the lot line of an abutting residential use within a

residential district.

(4) A typical loading bay contains a rectangular area of at least 50 feet in length and 12 feet in

width with a minimum height clearance of 14 feet above grade. Loading bays may be

larger or smaller depending upon the needs of the proposed use.

(5) All loading spaces shall be appropriately graded and surfaced. Use of a concrete pad for

heavy duty vehicles is encouraged.

(6) While it is not preferred, designated parking spaces may also serve as loading spaces. [22]


SECTION 11 - PEDESTRIAN, BICYCLE, AND TRANSIT FACILITIES (A) Sidewalks

1) Parking lots shall be designed to provide safe and convenient pedestrian access, including,

as appropriate, sidewalks and footpaths, crosswalks, and pedestrian-oriented lighting.

(2) Pedestrian circulation should be separated from vehicle circulation to the extent practical or

accommodated with appropriate shared use facilities which safely accommodate the most

vulnerable user.

(3) A protective railing shall be installed alongside any sidewalk that is adjacent to a slope

steeper than 1:3.

(4) Where there is a public sidewalk within the road right of way, a sidewalk shall be built on

site to connect the entrance to the building to the public sidewalk.

(5) In large parking lots with multiple aisles driving aisles should be oriented perpendicular to

the building in order to reduce the number of traffic aisles which a pedestrian must cross to

reach the building. The Planning Board may require this arrangement at its option.

(6) All sidewalks shall be a minimum of 5 feet in width.

(7) Where it is expected that there will be high vehicular and high pedestrian traffic, such as in

large parking lots serving shopping centers, the Planning Board may stipulate the use of

traffic calming techniques - such as speed tables – when appropriate.

(8) Stop signs shall be provided where vehicular travel ways intersect with sidewalks.

(9) Sidewalks may be required to link multiple buildings on the same site and separate,

adjoining sites if there is a reasonable expectation that pedestrians would travel between

those sites.

(10) Sidewalks shall be protected from parking and driving areas by curbing or other suitable

methods.

(11) The Planning Board may stipulate that a public sidewalk be constructed within the public

right of way in front of the subject property, and it may stipulate that the sidewalk link with

an existing or planned neighboring sidewalk.

(12) Pedestrian crosswalks shall be distinguished by the use of durable, low maintenance surface

materials such as pavers, bricks, stamped asphalt, or scored concrete to enhance pedestrian

safety and comfort.

(13) Landscaping and other elements designed to enhance the safety and comfort of pedestrian

travel ways shall be incorporated as appropriate.


(14) Wherever practical, a planting strip, measuring at least five feet in width, shall be installed

between the sidewalk and any paved area.

(15) Construction Standards

(a) Sidewalks shall be constructed of either concrete or asphalt and have the following

cross-sections. These standards are established for public sidewalks and thus the

Planning Board may reduce these specifications, as appropriate, for sidewalks situated

in private developments, including those for which permeable pavement is proposed.

These standards do not apply to footpaths, such as those made of stone dust, gravel, or

compacted dirt, that might be constructed outside of the primary development area.

(See Parking and On-Site Circulation Section about standards for curbing.)

(b) Concrete Sidewalks

4 inches of concrete

#8 x #8, 6 inch x 6 inch mesh

2 inches of crushed gravel

4 inches of bank run gravel

(c) Concrete Sidewalks crossing travel ways

6 inches of concrete

#8 x #8, 6 inch x 6 inch mesh



(d) Asphalt Sidewalks

1 inch finish

1.5 inch binder



(e) Asphalt Sidewalks crossing travel ways

1 inch finish

2 inch binder



(B) Bicycles

(1) All sites and parking lots shall be designed with consideration of bicycle users. Bicycle

circulation should be separated from vehicle circulation to the extent practical or

accommodated with appropriate shared use facilities which safely accommodate the most

vulnerable user.


(2) Placement of an outside bicycle storage rack, sized for the number of expected users, may

be required.

(C ) Transit

The applicant may be required to provide bus turnouts and shelters for large retail or employment

centers and residential developments where existing or proposed transit services are available.


SECTION 12 - PUBLIC HEALTH AND SAFETY (A) Fire Protection

(1) Appropriate access for the Fire Department shall be provided to any parts of the building or

the site which the Fire Department believes might be needed to fight fires or address other

emergency situations.

(2) All driveways which the Fire Department determines might be used for access into and

through the site shall be at least 20 feet wide, provide at least 13-1/2 feet of vertical

clearance, and be capable of supporting fire apparatus in all weather conditions.

Appropriate provisions for through movement, turning, or backing of vehicles shall be

made as reasonably requested by the Fire Department. The Fire Department may adjust

these requirements, as appropriate, for sites where the buildings are sprinkled, City water is

available, and/or the level of development or risk is considered especially low.

(3) Where City water is available, fire hydrants shall be provided on and/or off site as

requested by the Fire Department. Each proposed hydrant shall be capable of delivering

adequate flow as determined by the Fire or Public Works Department.

(4) Fire hydrants shall be served by a minimum 8” diameter main. Branch lines leading from a

hydrant shall have a minimum 6” diameter.

(5) In cases where buildings are to be sprinkled, a fire hydrant shall be placed within 100 feet

of the fire department connection (pipe situated on the outside of the building which

connects to the interior sprinkler system). The hydrant may be placed either on the subject

lot (a private hydrant) or within the street right of way (a municipal hydrant). If City water

is not available to the site, and will not be extended as part of the site plan, then other

arrangements may be made if approved by the Fire Department.

(6) All fire hydrants, water lines, and other related structures shall be designed and installed in

accordance with the requirements of the Fire and Public Works Departments.

(7) A red winter flag shall be attached to each new hydrant in order that the hydrant can be

readily located when snow is on the ground.

(8) Other fire prevention measures, such as fire alarm systems and knox boxes, shall be

incorporated as reasonably requested by the Fire Department.

(9) For large scale projects or projects with high hazard potential located in areas not served by

public water, the developer may be required to take special measures such as constructing

fire ponds or fire cisterns with dry hydrants if those approaches are specifically authorized

by the Fire Chief.

(10) Fire lanes, corridors which must remain free of parked vehicles, shall be established as

reasonably requested by the Fire Department.


(B) Hazardous Materials

(1) The applicant shall identify any hazardous materials that will be used, stored, or created on

site and shall include a plan for their storage, handling, and disposal, consistent with best

management practices and all applicable state and federal regulations.

(2) Explosives, flammable liquids, propane gas, liquefied petroleum gas, and similar materials

shall be stored and protected in accordance with specifications from the Fire Department.

(3) Material Safety Data Sheets (MSDS) shall be provided to the Fire Department, as

appropriate.

(C) Salt Storage

(1) Salt, or any material containing salt, that is stored in bulk shall be stored and handled in

accordance with the following best management practices. The purpose of this regulation

is to protect surface and ground waters from salt intrusion which can contaminate drinking

water supplies and kill aquatic life.

(2) These materials shall be stored inside a fully enclosed roofed structure, impenetrable to rain

and snow. Ideally the structure will be large enough to allow for vehicles to pick up and

drop off the materials inside the structure with any spills occurring during pick up or drop

off being contained within the structure. Structure hardware should be galvanized and

concrete block buildings should be waterproofed inside.

(3) A cover should be supplied at the open end so that salt inside is not exposed to the elements

(4) The storage structure should be located on a flat site situated away from surface water,

wetlands, wells, aquifers, and other environmentally sensitive areas, so that any drainage

flowing from the storage area will not affect those resources.

(5) Storage areas shall have an impermeable floor constructed of asphalt, concrete or other

suitable material that extends around the building’s exterior and is sloped away from the

structure to prevent storm water from entering the structure. Concrete pads and walls

should be treated to prevent spalling.

(6) Floors and walls shall be sealed as appropriate to prevent penetration by rain and snow.

(7) A plan to prevent spillage of material from trucks should be submitted.

(8) A contingency plan should be submitted to address any contamination to soils or

groundwater.

(9) If there are any drinking water sources located close by and downgradient from the storage

area on an abutter’s property, the Planning Board may stipulate that one or more monitoring


wells be situated on the subject property or the abutter’s property to determine if

groundwater is being adversely impacted.

(D) Site Security

(1) Sites shall be designed with attention to ensuring safety and security for customers,

employees, and suppliers and to minimizing opportunities for trespassing, theft, and

vandalism when the facility is closed. Appropriate attention shall be given to site lighting,

vehicular access into the site and circulation within the site, pedestrian access into the site

and circulation within the site, visibility and access into the site for the Police Department,

and communication with the Police Department.

(2) Appropriate methods developed under Crime Prevention Through Environmental Design

(CPTED) should be employed. See Appendix 6 - Crime Prevention Through

Environmental Design. CPTED is based on the principle that proper design and effective

use of buildings and sites brings a reduction in both the fear of and incidence of crime and

an improvement in quality of life.


SECTION 13 - STORMWATER MANAGEMENT (A) References.

The design and implementation of stormwater management systems shall be guided by the

following documents, as appropriate. The requirements of the New Hampshire Stormwater

Manual apply to all sites regardless of area of disturbance (alteration of terrain permits are

required only for sites with at least 100,000 square feet of disturbance).

(1) Chapter 50 Stormwater Management and Erosion Control of the City of Rochester Code of

Ordinances, most recent. [21]


New Hampshire Stormwater Manual, Volume 2 Post Construction Best Management

Practices Selection and Design, or most recent version [21]


New Hampshire Stormwater Manual, Volume 3 Construction Phase Erosion and Sediment

Controls, or most recent version. [21]

(4) New Hampshire Department of Environmental Services, Env-Wt 900 Stream Crossing

Guidelines, or most recent version. [21]

(B) Miscellaneous provisions

(1) Refer to City of Rochester’s Chapter 50, Section 50.2, Figure 1 for the application and

review process for Major Site Plan Review, and to Figure 2 for Minor Site Plan Review.

[21]

(2) Low Impact Development (LID) site planning and design strategies must be used to the

maximum extent practicable (MEP) in order to reduce the generation of the stormwater

runoff volume for both new development and redevelopment projects. An applicant must

document in writing why LID strategies are not appropriate if not used to manage

stormwater. [21]

(3) Where there is a conflict in the Site Plan Regulations and Chapter 50, the latter hold

precedent. [21]

SECTION 14 - TRAFFIC AND ACCESS MANAGEMENT

(Also see Parking and Circulation & Pedestrian and Bicycle Facilities) (A) General Provisions

(1) Plans for all significant developments should address the impact of the project upon traffic

conditions – including pedestrian and bicycle conditions - on neighboring streets and

intersections.


(2) A proposed project shall not be approved if the neighboring streets and intersections cannot

safely and reasonably accommodate anticipated traffic volumes generated by the proposed

development.

(3) The access management standards herein apply to automobile-oriented thoroughfares.

Within the downtown or other pedestrian-oriented areas, the standards should be

appropriately reduced in order to foster a pedestrian-friendly environment. For example,

much smaller turning radii are appropriate in pedestrian-oriented areas.

(4) If a new City street is to be built as part of a site plan, then the design for the street shall

conform with the City of Rochester Subdivision Regulations.

(5) The site shall have safe and suitable access onto an appropriate City or State road, i.e. a

Class V or better road. Determining the type and location of the access shall consider such

factors as safety, operations, and overall street system circulation.

(6) All driveways and encroachments into any state highway must be approved by the New

Hampshire Department of Transportation (NHDOT).

(7) For driveways accessed off a state highway, the City of Rochester may nonetheless impose

stricter standards for access than those stipulated by NHDOT, where appropriate,(unless

superseded by NHDOT).

(8) The following should be used as general guides for the design of driveways: 1) The

Transportation and Traffic Engineering Handbook (Institute of Transportation Engineers,

Prentice-Hall, Englewood Cliffs, NJ); 2) the Manual on Uniform Traffic Control Devices;

3) A Policy on Geometric Design of Highways and Streets (American Association of State

Highway and Transportation Officials), 4) New Hampshire Department of Transportation

rules and procedures, and 5) standard access management techniques.

(9) Placement of new driveways and widening of existing driveways in the Special Downtown

District or in other dense core areas within the downtown area, East Rochester, or Gonic is

often inappropriate and may be denied at the reasonable discretion of the Planning Board.

(10) When an existing development does not conform with the standards herein, as part of a new

site plan application, the Planning Board may stipulate improvement of existing access

points, consolidation of existing access points, closing off of wide open access areas onto a

street, increasing or decreasing driveway width, addition of acceleration or deceleration

lanes, installation of traffic control devices, installation of curbing, or other measures, as

appropriate.

(11) The Planning Board may require a secondary access into sites, where appropriate.


(12) Driveways, travel ways, and roads, approved as private roads shall remain in private

ownership. In cases, where it is plausible that future property owners would seek to convert

the roads to City streets, the Planning Board may require the developer to provide legal

instruments to ensure the continuation of private ownership and maintenance.

(13) On roads, such as Route 11, where the City of Rochester has executed a memorandum of

understanding (MOU) with NHDOT, the terms and procedures specified in that MOU shall

apply.

(B) Access Management

(1) Purpose

(a) The purpose of this section is to provide for reasonable access to private development

while preserving the capacity of the neighboring network of public roads. This is to

be accomplished by minimizing the number of driveways, consolidating existing

driveways, encouraging placement of driveways on lower order roads, controlling the

geometric design of driveways, encouraging narrower driveways, and locating

driveways as far away from other driveways and road intersections as practical.

(b) The higher the classification of the road, the more the road is intended for through

travel instead of access to individual sites. Local roads are the lowest order roads,

collector roads are mid-level roads, and arterial roads are the highest order roads (see

Definitions).

(2) Spacing of Driveways

(a) Driveways shall be located in order to achieve maximum practical spacing from other

driveways and intersecting roads. The Planning Board may adjust these spacing

standards on a case by case basis, where appropriate.

(b) Any new driveway shall be spaced a minimum distance from any existing driveway

on another site, based upon the classification of the road takes the driveways take

access from. The following distances are measured from centerline to centerline.

Spacing from other driveway

Spacing: Driveways taking access from:

75 feet local road

125 feet collector road

175 feet arterial road

(c) Any new driveway shall be spaced a minimum distance from any existing road, based

upon the classification of the road that it takes access from. The following distances

are measured from centerline to centerline.

Spacing from other road

Spacing: Driveway taking access from:


100 feet local road

150 feet collector road

200 feet arterial road

(d) There shall be a minimum separation of 75 feet between two driveways serving the

same lot. If one driveway is one way, then the minimum separation shall be 50 feet.

(3) Number of Driveways

(a) Two is the maximum number of driveways permitted for a lot on a City street or

within the Urban Compact, depending on lot size.

(b) The applicant must provide evidence of the need for or value of a second access

point, satisfactory to the Planning Board, based upon the following:

high trip generation from the site

high traffic volumes on the road

constraints of the site

constraints of the road

use of one way or right turn only driveways

extensive frontage

double frontage

other considerations

(4) Location of Driveways

(a) Driveways shall be located in the most appropriate locations, considering land use,

topography, visibility, and locations of nearby access points.

(b) To the extent practical, new driveways shall be located directly opposite existing

ones.

(c) Where there is frontage on more than one road, access shall be taken from the lower

order (or “secondary”) road where practical. In cases where the lower order road

serves a residential development, it may be preferable for the new access to be taken

from the higher order road.

(d) Driveways shall not be located where they will intersect the acceleration/deceleration

or right/left turn lanes.

(e) Driveways should be located as far from abutting properties as practical, in order to

minimize the impact upon those abutting properties.

(f) Driveways should be located and designed so as to discourage the routing of vehicles

through residential streets.


(5) Driveway Design

(a) All driveways shall be of sufficient width and configuration to accommodate the

prospective traffic and to afford satisfactory access into the site for police, fire, and

other emergency services.

(b) The entrance driveway shall have:

(i) a maximum slope of 8 percent; and

(ii) a suitable stopping platform at the intersection with a maximum slope of 3

percent.

(c) The minimum width of a driveway at an access to the road is 20 feet, not including

turning radii.

(d) The maximum permitted width, number of lanes, and sizes of turning radii of a

driveway shall be determined by sound engineering principles, based upon the special

circumstances of the site and the adjoining highway. To the extent practical, it is also

desirable to limit the size/number of all in order to slow traffic entering and exiting

the site, and reduce the width of the pavement.

(e) Driveways (except for right turn only driveways) shall intersect with streets at an

angle as near to 90 degrees as site conditions will permit.

(f) A full service driveway includes four turning movements: right turn in, right turn out,

left turn in, and left turn out. When called for by traffic volumes and other

constraints, the Planning Board may prohibit turning movements - especially left turn

movements - that would be expected to impair safety.

(g) Sharing of access driveways by adjoining properties is encouraged. The Planning

Board may require shared driveways, when appropriate, based upon traffic

considerations, sight distance, and other factors. In such situations, cross easements

shall be established as needed.

(h) Driveways shall be combined wherever practical to minimize the number of access

points onto public roads, especially on higher order roads with a high traffic volume.

(i) All driveways shall be constructed with the same cross sections specified for parking

lots and travel ways in the Parking and Circulation section.

(6) Traffic Control Devices. The applicant shall provide appropriate traffic control devices in

accordance with the current (2009) Manual on Uniform Traffic Control Devices for Streets

and Highways (“MUTCD”) by the USDOT Federal Highway Administration (see

http://mutcd.fhwa.dot.gov/ .)

http://mutcd.fhwa.dot.gov/


(7) Other Provisions. The Planning Board may require construction of frontage or service

roads, parallel to collector or arterial roads, when appropriate. In such cases, joint access

easements among the property owners may be needed. (See Figure 2 - Service Roads.)

(8) Driveway Throat Length. There shall be a minimum driveway throat length based upon

expected traffic at the site for the purpose of allowing vehicles to enter the site without a

queue extending near to the road. As a general guide, the throat length should be a

minimum of 25 feet for collector roads, 40 feet for minor arterials, and 55 feet for major

arterials. (See Figure 3- Throat Length)

(C) Sight Distance

(1) All driveways shall be designed and located in order to provide an all season safe sight

distance as specified in the table below. The sight distance represents the critical line of

sight between the operator of a vehicle exiting the driveway and the operator of a vehicle

approaching from either direction. Consideration shall also be given to visibility with and

between drivers, bicyclists, and pedestrians.

(2) This distance is measured from the driveway location at a point set back 10 feet from the

edge of road pavement at 3 feet 6 inches above the driveway surface (the height of a typical

driver’s eyes) to points 3 feet 6 inches above the road surface in both directions. The

posted speed limit on the road is a reasonable approximation of the design speed.

(3) This table follows the recommendations of the American Association of State Highway and

Transportation Officials (AASHTO) as set forth in the 2001 version of A Policy on

Geometric Design of Highways and Streets


Design Speed Minimum

Distance

15 mph 80 feet

20 mph 115 feet

25 mph 155 feet

30 mph 200 feet

35 mph 250 feet

40 mph 305 feet

45 mph 360 feet

50 mph 425 feet

55 mph 495 feet

60 mph 570 feet

(D) Traffic Impacts

(1) Traffic impact assessments may be required to quantify the impacts of the proposal on all

roads and intersections that would likely be affected in any meaningful way.

(2) The anticipated impacts should be evaluated using standard performance indicators

including, but not limited to, level-of-service (LOS), traffic delays, and volume to capacity

ratio.

(3) The latest edition of the Institute of Transportation Engineers (ITE) Highway Capacity

Manual and Trip Generation Manual shall be the primary source for calculating LOS.

(4) Appropriate mitigation to offset any significant impacts created by the proposal, be

stipulated by the Planning Board.

(5) Extra measures should be taken to minimize or eliminate impacts upon residential

neighborhoods.

6) On large projects, the Planning Board may require the applicant to determine impact upon

congestion levels and air emission levels using either the Strafford Regional Planning

Commission traffic models or other appropriate traffic and air quality tools.

(7) The Planning Board, at its reasonable discretion, may deny any project:

(a) which would reduce the level of service (LOS) at any neighboring road or intersection

by one level or more;

(b) which would likely result in a service level of E or F during any peak hour or where

service level E or F conditions presently exist during any peak hour, if the proposed


project is expected to aggravate those existing conditions in any meaningful way;

(c) which would otherwise have a significantly negative impact or cause unsafe

conditions on any neighboring road or intersection;

(d) for which there is not sufficient capacity at any neighboring road or intersection to

support the project; or

(e) where the adjoining street from which access will be taken is considered substandard

for the purposes and scale of the proposed project.

(E) Off Site Improvements

(1) The Planning Board, at its reasonable option, may require the applicant to: a) construct

necessary infrastructure improvements to facilitate or mitigate the impacts of the project;

b) pay for such improvements which will be constructed by another party; or c) contribute

his/her proportional share toward such improvements if they are being undertaken as part of

a larger plan.

(2) The City of Rochester will participate in funding or construction of infrastructure to support

the project only at its sole option. In many cases, a specific infrastructure improvement

may be needed to support a private project, and that improvement may also provide a

benefit to the City of Rochester and the general public. It is appropriate that the costs of

any improvements be shared by the various parties that will benefit from those

improvements and that the costs be borne in approximate proportion to the benefits gained

(or services used) by those various parties. However, the City of Rochester is not

compelled to contribute toward a specific infrastructure improvement, occasioned by the

development of a private project, even where the public would benefit, if the City of

Rochester was not already planning to construct that improvement on its own, or does not

have funds allocated for that purpose. In such cases, the developer can choose to proceed

with the project and pay for it in entirety or wait until such time as the City of Rochester

may include the project in its own plans.


SECTION 15 -UTILITIES (A) General Provisions

(1) All utilities shall be installed in accordance with the City of Rochester Construction

Standards and the prevailing standards and practices of the individual utility or company

providing the service, as appropriate.

(2) Utilities shall be located so as not to conflict with roadside drainage systems, trees that are

to be preserved, lighting systems, other utilities, and other such elements located on or off

site.

(3) It is the responsibility of the applicant to coordinate with all utility companies to ensure that

non-municipal utilities are installed in accordance with approved plans and company

specifications.

(4) Any utility line or portion of a utility line which is serving more than one lot or parcel shall

be placed within an easement or dedicated public right-of-way.

(5) Easements

(a) Easements located on private property for use by the City of Rochester shall be at

least 30 feet wide. It is preferable that such easements run along side and rear lot

lines, if practical.

(b) No buildings, structures, or septic leaching areas may be situated within City utility

easements.

(c) Reference pins made of ferrous metal shall be installed in the ground to indicate the

location of all such easements. The pins shall be ½ inch in diameter and a total of 24

inches in length. They shall project 1.5 inches above the ground.

(B) Water Service and Wells

(1) An adequate supply of potable water for domestic consumption, using municipal water or

private wells, shall be provided for all developments.

(2) Municipal Water Service

(a) The municipal water system shall be designed and constructed in accordance with

Chapter 17, the Water Ordinance of the City of Rochester, other standards of the City

of Rochester and the New Hampshire Department of Environmental Services.

(b) Where municipal water supply is reasonably available, the project shall be connected

to that supply.

(c) In order to prevent damage from freezing, there shall be a minimum soil cover of 5

feet over water mains.


(d) The final design and construction of municipal water facilities serving the project -

including size, flow rate, and pressure - is subject to review and approval by the

Public Works Department.

(e) Extensions of water lines shall be designed to avoid dead end lines, where practical.

(f) The following items must be specified:

(i) Rated normal capacity and gallons per minute at prime use

(ii) Rated maximum capacity and gallons per minute at prime use

(iii) Residual pressure of proposed tap line

(3) Private Wells. Private on-lot and community-type water systems shall be designed in

accordance with the standards of the New Hampshire Department of Environmental

Services.

(C) Sewerage and Septic Systems

(1) Adequate provision for sanitary waste shall be provided for all developments, through the

municipal sewer system, individual septic waste disposal systems, or a private central

sewerage system.

(2) Sewerage

(a) The municipal sewer system shall be designed and constructed in accordance with

Chapter 16, the Sewer Ordinance of the City of Rochester, other standards of the City

of Rochester and the New Hampshire Department of Environmental Services.

(b) Where municipal sewer supply is reasonably available, the project shall be connected to

that system.

(c) The final design and construction of municipal sewer facilities serving the project -

including size, flow rate, and pressure - is subject to review and approval by the

Public Works Department.

(d) Where non-domestic sanitary discharge is anticipated, the type of effluent shall be

identified and be in compliance all federal, state, and local laws, rules, and

regulations.

(e) Projected peak hour sewer load volume shall be provided.

(f) There must be capacity in the existing sewer line into which the project will connect

to handle the estimated maximum sewage generated without adverse impact effect

upon the system. If any existing lines or systems are inadequate, the applicant may be

required to upgrade those lines or systems at his/her own expense.


(g) The project may not connect to the municipal system unless the Rochester

Wastewater Treatment Plant is capable of providing adequate treatment for the

volume and type of sewage generated by the project.

(h) The following design requirements for sewer systems shall apply:

(i) projected flow velocity shall not exceed ten feet per second and nor be less than

two feet per second.

(ii) The minimum slope for a gravity sewer line with a diameter of 8 inches or more is 0.005

foot per foot;

(iii) The minimum slope for a gravity sewer line with a diameter of 6 inches or more is 0.01

foot per foot;

(iv) Manholes shall be spaced no more than 300 feet apart

(3) Septic Systems

(a) New Hampshire Department of Environmental Services approval is required for all

lots less than 5 acres in size which will not be served by the municipal sewer system.

(b) Private septic systems shall be constructed in accordance with the most recent edition

of the New Hampshire Department of Environmental Services Subsurface Disposal

Regulations.

(D) Electrical Utilities

(1) All electric, telephone, television and other communication lines and structures shall be

placed underground throughout the site including utilities extended onto the site from

existing poles near the site.

(2) However, for sites located on collector and arterial roads where the only pole nearby is

across the street, the Planning Board may authorize that one additional pole be placed on or

near the property to allow for overhead extension of wires across the street, without having

to excavate across the street. Utilities extending from any such new pole must be

underground.

(3) When an existing site is redeveloped, and there are existing above ground utilities serving

that site, those utilities shall be removed and relocated underground, unless the Planning

Board determines such relocation to be impractical or cost prohibitive given the scale of the

proposed redevelopment.


SECTION 16 - STANDARDS FOR SPECIFIC USES (A) Contractor’s Storage Yards

The following requirements apply to all contractor’s storage yards.

(1) Screening. Contractor storage yard activity shall be screened from abutting properties and

public roads as specified in the Screening of Incompatible Uses subsection.

(2) Security. To ensure public safety the applicant shall present a plan for securing any

dangerous vehicles, equipment, or materials from unauthorized access, to be approved by

the Planning Board. A simple plan specifying such items as lighting, fencing, and locking

of equipment may be sufficient.

(3) Maintenance and Repair Work. On-site maintenance and repair of heavy vehicles is

restricted to those owned by the contractor storage yard owner and operator. Commercial

maintenance and repair of heavy equipment and vehicles owned by others is permitted only

if such work is permitted within the applicable zoning district and such work is approved as

part of the contractor storage yard site plan review.

(4) Salt Storage. Salts, and any bulk materials containing salts, commonly used in snow and

ice removal, shall be stored as specified in the Salt Storage subsection, herein.

(B) Wireless Communications Facilities (Commercial)

(1) Purpose. The purpose of these regulations is to:

(a) facilitate the provision of wireless communication services to the residents and

businesses of Rochester;

(b) minimize adverse visual impacts through design and siting standards;

(c) encourage the location of facilities in non-residential areas;

(d) avoid potential damage to adjacent properties from tower failure; and

(e) discourage proliferation of antenna support structures through co-location on existing

structures and the mounting of antenna on alternate structures such as water towers,

church steeples, and smokestacks.

(2) Submittal Materials. In addition to the information required for site plans elsewhere in

these regulations, development applications for wireless communications facilities shall

include the following information:

(a) A report from a qualified professional engineer, with his/her stamp and registration

number, which:

(i) specifies the facility's height and design including a cross section and elevation,


(ii) documents the height above grade for all potential mounting positions for

co-located antennas and the minimum separation distances between antennas;

(iii) describes the antenna support structure's capacity, including the number and

type of antennas that it can accommodate; and

(iv) documents what steps the applicant will take to avoid interference with

established public safety telecommunications; and

(b) For all wireless communication service towers, a letter of intent committing the

owner and his/her successors to allow the shared use of the tower if an additional user

agrees to meet reasonable terms and conditions for shared use.

(c) The following items shall be submitted:

(i) a copy of the FAA's response to the submitted "Notice of Proposed

Construction or Alteration" (FAA Form 7460-1);

(ii) proof of compliance with applicable Federal Communications Commission

regulations; and,

(iii) a report from a qualified professional engineer which demonstrates the facility's

compliance with Rochester's structural and electrical standards (to be submitted

to the Code Enforcement Department).

(d) The following supplemental information:

(i) Location, uses, and approximate size and height of all buildings and structures

within 500 feet of the proposed wireless communication facility.

(ii) Elevations of all facades, indicating exterior materials and color of the facility.

(iii) Plans drawn at the scale of 1 inch equals 50 feet, maximum.

(3) Design. The following design standards apply:

(a) The lowest 6 feet of the facility shall be visually screened by trees, large shrubs, solid

walls, fences and/or other structures.

(b) The height and mass of the facility shall not exceed that which is essential for its

intended use.

(c) The color of the proposed facility shall be a light tone or color (except where

otherwise required by the FAA) in order to minimize the visual impact.

(d) There shall be a security fence around the base of the support structure or the lot

where the support structure is located.


(e) The proposed facility will not unreasonably impair the view of or from any public

park, natural scenic vista, historic building or district, or significant view corridor.

(f) Towers shall be of a monopole design unless the Planning Board determines that an

alternative design would better blend in to the particular environment.

(4) Removal bond. The applicant may be required to submit a removal bond to ensure that the

structure will be properly removed should it become obsolete.

(5) Process for antennas mounted on existing structures. The placement of antennas on

existing support structures may be approved administratively - jointly by the Code

Enforcement and Planning Departments - provided the proposal meets all applicable City

requirements, as follows:

(a) Site and building plans shall be submitted and approved as specified herein.

(b) A report prepared by a qualified professional engineer shall be submitted indicating

the existing structure's suitability to accept the antenna, the proposed method of

affixing the antenna to the structure, complete details of all fixtures and couplings,

and the precise point of attachment.

(c) In cases where insignificant additional support structures are needed, such as the

erection of a small structure on an existing rooftop which will not be visible from the

road, these applications may be approved administratively, at the reasonable

discretion of the staff.


FIGURES

Figure 1

RECOMMENDED CROSS SECTION FOR STONE WALLS


Figure 2

SERVICE ROAD

Source: Access Management Guidelines, Nashua Regional Planning Commission, April 2002


Figure 3

THROAT LENGTH

Source: Access Management Guidelines, Nashua Regional Planning Commission, April 2002


APPENDICES

Appendix 1

ARCHITECTURAL GLOSSARY

Definitions are given for some words, which are not included in the text of these regulations, for

the purpose of enhancing discussions about architectural design among applicants, agents, staff,

and the Planning Board.

Arcade: A series of arches supported by columns, sometimes forming a covered walkway.

Arch: A curved form spanning an opening; it may take various rounded forms including a

pointed shape.

Axis: A line established by two points in space and about which forms and spaces can be

arranged.

Axonometric drawing: A drawing showing a building in three dimensions.

Awning: A single sash window that opens outward from the top.

Baluster: An upright, often vase-shaped, support for a rail.

Balustrade: A series of balusters with a rail.

Bargeboard: A board, typically decorated, on the sloping edge of an overhanging gable roof.

Bay: Vertical division of a building facade as delineated by some regular recurring feature such

as windows or columns.

Bay window: A window element projecting from a building facade.

Bond: The pattern formed by bricks in a wall using one or more sides or positions (oblong or

upright) of the brick.

Box: Generally refers either to "big box" or "small box"; a very simple building with minimal

adornment or complexity in its form, usually a rectangular footprint with a flat roof, and few if

any windows.

Bracket: A structural (or visually structural) element projecting from a wall which supports a

roof overhang or other overhang, generally in the form of an "L" or a right triangle.

Build to line: The opposite of the conventional front setback requirements. A maximum setback

to which buildings must be placed, as opposed to a minimum setback.


Cantilever: A horizontal element projecting from a wall without external support.

Capital: The top portion of a column or pilaster crowning the shaft.

Casement: A single sash window that opens outward from the side.

Clapboard: Narrow, horizontal, overlapping wooded boards that form the outer skin of an

exterior building wall.

Colonial: The style of architecture in the American colonies in the 17th and 18th centuries (prior

to the American Revolution), derived mainly from English traditions.

Colonnade: A row of columns supporting a roof, arches, or an entablature.

Column: A freestanding upright support element usually round in cross section. In classical

architecture consists of a base, shaft, and capital.

Corner board: A decorative vertical board placed at the corner of a wood frame building.

Cornice: Projecting top portion of an entablature or any linear element placed along the top of a

building’s facade or atop a section of the facade to divide the facade into sections.

Course: A horizontal decorative band extending across a facade. Stringcourse refers to a narrow

course while beltcourse refers to a wide course.

Cupola: Small enclosed or partially enclosed structure crowning a roof or tower.

Cross gable: A gable form attached to and placed perpendicular to a larger gable roof.

Dentils: Small, rectangular blocks arranged in a tooth-like series under an overhang.

Dormer: Window rising vertically atop a roof.

Double hung window: A window with two vertical sliding sashes, each closing half of the

window opening.

Eave: The horizontal or downward projecting overhang at the lower edge of a roof.

Elevation: A drawing of a building facade, without any allowance for perspective, in fixed

proportion to the measurement on the actual building; one exterior face or side of a building

(comparable to a facade).

Engaged column: A column, which is attached to a wall (rounded in cross section).


Entablature: The horizontal top part of an order of classical architecture. It is supported by

columns and consists of three levels - architrave, frieze, and cornice.

Facade: The front or principal exterior face of a building; may refer to other prominent exterior

faces as well.

False front: A facade that extends well above the rest of the building, to give the impression that

a building is larger than its actual size.

Fascia: A flat vertical board that forms the face along the edge of a flat roof or along the

horizontal (or eave) side of a pitched roof.

Fenestration: Arrangement of windows on a façade including number, size, proportion, spacing,

and composition.

Finial: Small vertical ornament at the top of a roof.

Frieze: A decorative, horizontal band set just below the cornice.

Frontispiece: An ornamental portal around the entrance.

Gable: A simple triangular pitched roof form with two opposite sloping sides.

Gambrel: A roof form with a double sloped profile - a steep lower part and a less steep upper

part (differs from a mansard in that a gambrel is two sided while a mansard is four sided; also

the angle of the two planes on a mansard is closer to 90 degrees).

Hierarchy: The articulation of the importance of a form by its size, shape, or placement relative

to the other related forms.

Hipped roof: A roof which slopes upward from all four sides of a building (it may culminate in a

ridge or a point).

Lintel: A horizontal structural member that bridges an opening.

Lozenge: A diamond shaped ornament applied to a wall.

Lunette: A semicircular or half-moon window or other element on a facade.

Mansard: A steep, story high roof with two planes on all four sides, the first plane almost

vertical and the second plane above, nearly flat; named for Francois Mansart, 17th century French

architect.

Masonry: Heavy materials including stone, brick, concrete, concrete block, and stucco.


Massing: The shapes, sizes, and arrangement of the three dimensional forms that compose a

building.

Medallion: An ornamental plaque applied to a wall.

Modern architecture: A style characterized by largely undecorated and simple building forms

with relatively large windows and a horizontal emphasis; also a tendency in design to

deliberately undercut or disregard traditional principles.

Molding: Architectural detailing applied around a window or door or to the surface of a wall.

Mullion: A wide vertical element separating windows or doors set in a series.

Muntin: Dividers between panes of glass within an individual window.

Neoclassical: A formal style of design evoking ancient Greek or Roman architectural forms.

Oriel window: A bay window projecting from a building's upper floor.

Panel: A decorative recessed rectangular portion of a wall.

Parapet: A low wall or railing extending above and in the front of a roof.

Pecky shingles: Irregular wood shingles, frequently untreated or stained rather than painted, with

various curves and splits that give an appearance of peeling off an exterior surface (such as one

might see at a "Fish Shack Restaurant").

Pediment: Triangular front end of a roof, comparable to a gable except a pediment always has an

articulated horizontal side.

Pergola: An unenclosed, often latticed, structure with an open, wood-framed roof.

Piazza: An open space oriented to pedestrians, usually rectangular in shape, defined by a

building or buildings on two or more sides.

Pier: A freestanding upright support element, usually rectangular in cross section, and wider and

more squat than a column.

Pilaster: A column or pier affixed to a wall surface (rectangular in cross section).

Plan: The layout of a building drawn in the horizontal plane.

Porthole window: A circular window (also called a bull's eye window).


Portico: A covered space usually supported by columns surrounding an entrance and forming the

centerpiece of the facade.

Proportion: The relation of one dimension to another, such as the height of a window compared

to its width, the dimensions of one window compared to another, or the width of a corner board

compared to the width of the façade.

Quoins: Corner stones or other material made to resemble stones, at a corner or edge of a

building.

Rhythm: The use of recurring patterns to organize a series of similar forms or spaces.

Ridge: The linear intersection of two sloping roof planes.

Sash: A single framed section of a window that slides vertically or horizontally.

Scale: The perception of the size of a building or building element relative to the human body or

other buildings or objects in the vicinity.

Sense of enclosure: An outdoor area where the height and continuity of adjacent or surrounding

buildings establishes the feeling of a three dimensional space.

Shed roof: A roof composed of only one sloping plane.

Sill: The horizontal bottom element of a window or door frame.

Soffit: The underside of any building part, such as under an eave, arch, or lintel.

Symmetry: The balanced distribution of equal forms and spaces about a common line (axis) or

point.

Skin: The outer clothing or membrane of a building - e.g. clapboard, brick, or steel.

Steeple: The combined tower and spire of a church.

Surround: An ornamental device used to enframe all or part of a window or door.

Texture: The quality of finish on a wall or roof surface being smooth, rough, bumpy, etc.

Tower: A distinctly vertical structure, which may be freestanding or attached to another

structure.

Traditional: Evocative of the prevailing patterns, forms, or styles of architecture dating from the

original settlement of the United States up to 1950.


Turret: A small, slender tower usually at the corner of a building.

Universal Design Principles: Rules and guidelines that are generally recognized and respected

among design professionals.

Victorian: All of the various styles of architecture during the reign of Queen Victoria - 1837 to

1901, including Second Empire, Italianate, Gothic Revival, Colonial Revival, Queen Anne,

Renaissance Revival, and others. (Georgian, Federal, and Greek Revival styles predate the

Victorian era.)

Water table: A thickened and frequently adorned part of the foundation of a building originally

designed to make the foundation less permeable to stormwater.


Appendix 2

RECOMMENDED LANDSCAPING SPECIES AND PROHIBITED INVASIVE SPECIES

Recommended Shade Trees

COMMON NAME LATIN NAME INTEREST CULTURAL NOTES

Ash, Green Fraxinus pennsylvanica coarse tree, yellow in fall hardy; wet, disturbed areas

Ash, White Fraxinus americana fall color requires well drained soil,

frequent watering

Beech, American Fagus grandifolia magnificent specimen tree

intolerant to salt, drought, compaction

Birch, Paper Betula papyrifera NH state tree, fall color, bark

intolerant to dought, soil compaction, pollution

Black Gum Nyssa sylvatica beautiful in fall, fine architecture

requires moisture; intolerant to pollution, soil compaction

Cottonwood, Eastern Populus deltoides very tall very hardy; disturbed, wet sites

Ginkgo Ginkgo biloba (male) yellow fall color very hardy, difficult sites

Hawthorne, Fleshy Crataegus succulenta fruits/fall color withstands drought

Hopthornbeam,

American Ostrya virginiana handsome tree winter tolerant; salt intolerant

Hornbeam, American Carpinus caroliniana orange-red in fall wet areas

Larch, American Larix laricina fine in masses intolerant to drought and pollution

Locust, Honey Gleditsia triacanthos tolerant of urban conditions

scented cream-color flowers

Linden, American Tilia americana Broad conical tree well drained soil

Linden, Crimean Tilia x euchlora bright green leaves withstands drought

Maple, Red Acer rubrum fall color intolerant to drought and pollution

Maple, Three Flower Acer triflorum fine small specimen requires well drained soil

Maple, Trident Acer buergeranum fall color hardy, withstands drought

Oak, Pin Quercus palustris tolerates poorly drained soil

Oak, Scarlet Quercus coccinea fall color requires well drained soil

Oak, Red Quercus rubra tall tree high maintenance

Oak, Swamp White Quercus bicolor wet areas, intolerant of salt and pollution

London Plane Tree Platanus acerifolia exfoliating bark tolerant of pollution and compaction; leaf - slow breakdown

Zelkova, Japanese Zelkova serrata handsome bark, architecture

hardy, well drained soil


Recommended Ornamental Trees


Apple Serviceberry Amelanchier x grandiflora

white flowers, fall color

wet areas

Cherry, Higan Prunus subhirtella flowers hardiest cherry tree

Crabapple, Donald

Wyman

Malus spp. ‘Donald Wyman’

white flowers, red fruit

well drained soil

Crabapple, Japanese

Flowering Malus floribunda

pink-white flowers, yellow-red fruit

well drained soil

Crabapple, Professor

Sprenger

Malus spp. ‘Professor Sprenger’

beautiful tree, flowers, fruit

hardy

Dogwood, various Cornus various flowers, shape, fruit

withstands drought

Lilac, Japanese Tree Syringa reticulata Rochester’s specimen tree!

most trouble free lilac

Pear, Callery Pyrus calleryana beautiful white canopy in bloom

‘Bradford’ variety should not be use

Plum, Canadian Prunus nigra white flowers, red fruit

works in small spaces

Shadbush Amelanchier arborea flowers fruit wet areas


Recommended Shrubs


Arrowwood Viburnum Dentatum

flowers/fruit/fall color withstands adverse city conditions

Azalea Azalea deciduous

Bayberry, Northern Myrica pensylvanica

semi-evergreen deciduous. no serious insect or disease problems

Blueberry, Highbush Vaccinium corymbosum

flowers/fruit/fall color, winter twigs

withstands adverse city conditions/ attractive to birds

Cotoneaster Cotoneaster deciduous

Cranberry, Highbush or

Cranberrybush

Viburnum Trilobum

showy white flowers, glossy red berries

generally free of insect and disease problems; attractive to birds

Dogwood, Panicled Cornus Racemosa

flowers/fruit/colored stalks/fall color

will tolerate adverse city conditions

Dogwood, Red Osier Cornus Sericea

red stems, white berries

tolerant of most adverse city conditions

Elderberry Sambucus Canadensis

white flowers, purple berries

tolerates adverse city conditions; attractive to birds.

Euonymus Euonymus deciduous

Forsythia Forsythia deciduous

Holly Ilex evergreen

Juniper Juniperus evergreen

Lilac Syringa deciduous

Mountain Laurel Kalmia Latifolia

evergreen/flowers evergreen

Rhododendron,

Rosebay

Rhododendron Maximum

flowers/evergreen evergreen. some pollution tolerance

Spicebush Lindera Benzoin

yellow flowers/red fruits

no serious insect or disease problems

Viburnum, Sweet Viburnum Lentago

flowers/fruit/fall color deciduous. tolerates adverse city conditions

Viburnum, Mapleleaf Viburnum Acerifolium

fall color deciduous. withstands adverse city conditions

Winterberry, Black Alder Ilex Verticillata

beautiful red berries in fall

cool, moist, acid soils; shade ok; relatively free of insect and disease; need male and female plants

Witch Hazel Hamamelis virginiana

Yew Taxus evergreen.


Recommended Trees For Screening/Buffering

C COMMON NAME LATIN NAME HEIGHT (in feet)

GROWTH

RATE CULTURAL NOTES

Arborvitae, Eastern Thuja occidentalis

30 - 50 Moderate Tolerates wide range of conditions

Cedar, Red Juniperis virginiana

50 - 75 Slow High wildlife value.

Fir, Douglas Pseudotsuga menziesii

75 -100 Moderate High wildlife value. Don’t mix with Colorado Spruce

Hemlock, Canadian Tsuga, canadensis

75 -100 Slow/ Moderate

Needs high moisture; low salt tolerance

Pine, Austrian (Black Pine)

Pinus nigra 20 -40 Moderate Tolerates salt & city conditions

Pine, Eastern White Pinus strobus 75 -100 Moderate Prefers acid soil. High wildlife value.

Pine, Japanese

Black

Pinus thundergiana

60- 80 Moderate Tolerates salt

Pine, Red Pinus resinosa 50 - 100 Moderate Tolerates droughty conditions.

Pine, Scotch Pinus sylvestris 30 - 60 Rapid/ Moderate

Prefers acid soils; tolerates droughty conditions.

Redcedar, Western Thuja plicata Up to 65

Spruce, Colorado Picea pungens 75 -100 Slow Prefers acid soil. Don’t mix with Douglas Fir

Spruce, Norway Picea abies 50 - 75 Moderate Many cultivars available; attractive form

Spruce, White PIcea glauca 50 - 75 Slow Prefers acid soil.


Prohibited Invasive Plants

COMMON NAME LATIN NAME REASON

Autumn Olive Eleagnus umbellata Crowds out native vegetation

Bayberry, Common Berberis vulgaris Forms thorny thickets preventing native herbaceous

and shrub growth

Bayberry, Japanese Berberis thunbergii Forms thorny thickets preventing native herbaceous

and shrub growth

Buckthorn, Common Rhamnus cathartica Buckthorn invading drier areas

Buckthorn, Glossy Rhamnus frangula Tolerant of dense shade and invades wet areas

Euonymus, Winged Euonymous alatus Dense shade and dense root system crowd out everything

but own seedlings

Honeysuckle Lonicera morrowii and tatarica

Form impenetrable thickets and displace vegetation

in young forests and floodplains

Honeysuckle,

Japanese

Lonicera japonica Vine that chokes supporting trees and shrubs

Japanese Knotweed Fallopia japonica Very aggressive shrub along edge of roadsides and open lots

Locust, Black Robinia pseudoacacia Crowds out native vegetation

Loosestrife, Purple Lythrum salicaria Grows aggressively in wetlands

Maple, Norway Acer platanoides Crowds out native vegetation

Rose, Multiflora Rosa multiflora Crowds out native vegetation

Note. This list is established pursuant to state policy.


Appendix 3

ENERGY CONSERVATION

Recommended practices for energy conservation.

(1) Buildings should be oriented on the site to optimize passive solar heating and cooling

opportunities.

(2) Windows should be placed and shaded to maximize solar penetration during the winter

months and minimize solar penetration during the summer months.

(3) Buildings should be oriented to minimize wind loads on the structure.

(4) High-efficiency mechanical equipment should be used.

(5) Landscaping should be designed to provide shading and cooling during the summer months

while minimizing reduction of solar heat penetration during the winter months.

(6) Use of onsite renewable energy generation is encouraged.

(7) Use of innovative heating and cooling methods, such as geothermal, is encouraged.


Appendix 4

ONE WAY VS. TWO WAY CIRCULATION IN PARKING LOTS

In most cases, the conventional parking layout with spaces situated perpendicular to the traffic

aisle is preferred. However, there may be situations when a one way circulation pattern with

angled parking spaces works better.

The advantages of two way circulation include the following:

It is more convenient and flexible for drivers, especially where there are multiple aisles

It makes more efficient use of the land, since angled parking may result in wasteful triangles

at the end of angled spaces

It may reduce potential for accidents since layout is expected and more legible

Drivers may pull straight through two spaces if both are open

Vehicles may face forward or backward in spaces

More signage is needed for one way pattern

There can be one continuous curb, instead of individual curb stops, sometimes needed with

angled parking

It is more efficient for placement of landscaping

It is more pedestrian friendly

It is easier for large vehicles, including fire trucks, to navigate

Plowing is easier

The advantages of one way circulation include the following:

It may reduce potential for accidents since all vehicles are moving in the same direction and

there are fewer conflict points

It allows for a narrower traffic aisle

It may fit better where there is a narrower strip of space available to create parking

It works well when a one way pattern is established for other travel ways on site

Maneuvering into and out of spaces is easier


Appendix 5

TRAFFIC CALMING TECHNIQUES

1) Road Hump and Speed Table. Raising the surface of the road over a short distance, generally to

the height of the adjacent curb. Humps can be round or flat-topped-the latter being known as

speed tables, which can extend over many meters.

2) Chicane. Physical obstacles or parking bays, staggered on alternate sides of the travel way so

that the route for vehicles is tortuous.

3) Curb extension (sidewalk widening). The sidewalk on one or both sides of the travel way is

extended to reduce the travel way to a single lane or minimum width for two-lane traffic. This

reduces crossing distances and discourages parking close to intersections and crosswalks.

4) Central refuge (median). Islands situated in the middle of the travel way to reduce lane

widths and provide a refuge for pedestrians and bicyclists crossing the travel way.

5) Mini-roundabout (traffic circle). Small roundabouts situated at an intersection of two travel

ways. Some have raised centers, others are just painted circles on the road.

6) Entry Treatment Across Intersection. Surface alterations at intersections of two travel ways,

generally using brickwork, setts or other textured surface materials. Level of the travel way

may be raised to the level of the sidewalk.

7) Shared Surface. The traditional distinction between sidewalk and pavement is removed,

leaving, pedestrians, bicyclists and motor vehicles to share a common space.

Source: FHWA Case Study No. 19


Appendix 6

CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN

The applicant is encouraged to design the site with awareness of the following principles of

Crime Prevention Through Environmental Design (“CPTED”), applied as appropriate for the

particular site. The applicant is encouraged to consult with the Rochester Police Department for

both site and building issues. Many of the principles overlap with other site plan issues regarding

architecture, lighting, landscaping, parking and circulation, and other standards. It is recognized

that some objectives of CPTED may conflict with, and thus should be balanced with, other site

plan objectives, such as minimizing light levels, creating landscaping buffers, fostering a sense of

welcome throughout the site. Facilitate a feeling of welcome and comfort for normal users of

the property and foster the opposite for “abnormal users” of the site.

Visibility

Consider implementing surveillance methods such as cameras, mirrors, and videos.

Create natural places for observation such as porches, benches, windows, pedestrian arcades.

Foster a mix of uses to extend the hours of activity and amount of activity on a site.

There should be clear lines of sight into and through the site to the extent feasible.

Avoid blind corners in pathways and parking lots

Consider installing mirrors to allow users to see ahead and around corners

Enhance natural observation of the site from the street and from neighboring properties

Include usable windows on the front façade.

In industrial development, offices should be located at the front of the building.

Avoid hidden recesses.

Locate parking areas in locations that are open to observation.

Open space areas intended for use should be open to observation

Include seating in areas of active use

Screened places offering opportunities to hide should be minimized.

Front fences should be predominantly open in design, using pickets or wrought iron, for example.

Trees should selected or pruned to provide visibility under the canopy.

Security bars should be visually permeable.

Orient seating towards areas with the most activity.


Lighting

Assess security lighting for building entrances, parking lots, and walkways.

Use photoelectric rather than time switches for exterior lighting.

Use higher levels of lighting for projects/areas that will be used by older people

Access Control

The number of entry points to buildings should be minimized.

Control and screen access into and through the site for both those arriving via vehicle and on foot.

Maintenance and utility areas should be fenced and secured against unauthorized use.

Use bollards and other methods to prevent vehicles from going into unauthorized areas.

Avoid “entrapment zones”, pathways that lead to a dead end.

Avoid placement of large trees or structures that could provide a means of access to buildings via the

second story.

Ensure that emergency vehicles can reach any area of the site.

In multifamily properties minimize the number of dwelling units accessed from one entrance.

Wayfinding

Street numbers should be plainly visible from the street. They should be: a) made of durable

materials; b) reflective or luminous; and c) unobstructed by vegetation of structures

In multiple building complexes each building and building entry should be clearly identified and

marked.

Access to entrances and pathways should be clearly visible from parking areas.

Pathways should be direct. Barriers should be visually permeable.

Orient the main entrance, and other entrances to the building, toward the street

The entrance should be immediately evident and clearly identified

Enhance the quality and legibility of “wayfinding”, the way that users of the site get oriented and find

their way into, through, and out of the site.

Select and light “safe routes” so that they become the focus of legitimate pedestrian activity after

dark.

A program of signage to control traffic into and through the site should be included.

Use of unduly large, bright, and distracting signage should be avoided.

Include a legible and quickly understood program of signs.


Use strong colors, standard symbols, and simple graphics for informational signs.

Territorial Reinforcement

Facilitate activity and a sense of pride and community ownership, such as through community

gardens, sculpture, other decorative art, murals, sitting areas, plazas.

It is useful to clearly demarcate the boundaries of the property and boundaries of the site intended for

public use.

Clearly demarcate public and private areas through fencing, other border marking, signage, and

change of design.

Maintenance

Design and locate elements to be resistant to vandalism

Sites that are well maintained, including removal of trash and debris, prompt cleaning of graffiti and

repair of vandalism, meticulous care of landscaping materials, and maintenance of buildings and

grounds, repair and replacement of damaged structures, project a “cared for” image thereby

discouraging illegitimate activity as potential criminals feel they are being watched (consistent with

the “broken window theory”).

Use strong, wear-resistant laminate, impervious glazed ceramics, treated masonry products, stainless

steel materials, anti-graffiti paints, and clear over sprays to reduce opportunities for vandalism.

Avoid flat and porous finishes, especially in areas where graffiti is more likely to occur.

Other Issues

Identify potential high risk areas of the site and determine methods for protecting and monitoring

those areas

Assess security measures and systems, including equipment, structures, staffing, and policies and

procedures.

Provide secure, easily usable bicycle storage facilities.

A plan should be developed to respond to emergency situations on site.

Incorporate traffic calming methods to slow down vehicles

Avoid large expanses of parking

Enforce the rules of use for the facility.

Sources: City of Federal Way, WA CPTED checklist; National Crime Prevention Council; AIA

Best Practices Websites: National Crime Prevention Council www.ncpc.org; Project for Public Spaces

www.pps.org; International Clearinghouse on CPTED www.thecptedpage.wsu.edu

http://www.ncpc.org/

http://www.pps.org/

http://www.thecptedpage.wsu.edu/

article i - general provisions 3

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