Prepared by:
CODE STUDIO
City of Concord, New Hampshire
ZONING CODEASSESSMENT
CONTENTS
INTRODUCTIONPlanning Framework 2
Basis of Analysis 3
Stakeholder & Public Input 4
Common Themes 5
Project Goals 6
7 KEY CHALLENGESMatch Zoning to Existing Patterns 8
Focus Density in the Right Locations 10
Implement the City’s Vision 12
Improve Development Quality 14
Preserve Open Space 16
Streamline Development Review 18
A Clear, Illustrated Code 19
NEXT STEPS
Introduction
In 2001, the Concord Vision 20/20 Plan characterized Concord as a “City of Villages” with five unique neighborhoods that were intended to function as focal points for growth, while preserving the extensive high quality natural resources outside its Urban Growth Boundary.
The creation of the Concord Vision 20/20 Plan provides the foundation for much of the visioning that has guided planning and zoning efforts to date, including adoption of the Opportunity Corridor Master Plan (2006), the Master Plan 2030 (2008), and several small area plans.
The Master Plan 2030 is the key policy document that will be used to shape future growth and development in the City. The Plan provides an integrated approach to all aspects of physical development and related economic and social issues and provides an action plan for the new hybrid zoning code.
While the City has been successful in accomplishing the open space conservation goals of its master plan, encouraging urban redevelopment of the neighborhood centers and underutilized urban sites has been less effective. This has partially been attributed to the current Zoning Ordinance, adopted in 2001, which has a strong emphasis on separation of uses and little guidance for how to create attractive, walkable, livable neighborhoods.
As a result of the recent success of a number of large infrastructure projects and a renewed commitment to economic development, the City is now interested in overhauling its zoning code.
This report identifies opportunities for improving the City’s existing regulations. The document will help the City and consultant reach agreement on regulatory approaches before beginning the drafting process.
PLANNING FRAMEWORK
Introduction
2 | City of Concord Code Assessment Report DRAFT 9 July 2018
Introduction
9 July 2018 DRAFT Code Assessment Report City of Concord | 3
ELEMENTS OF ASSESSMENTIn preparation of this assessment of Concord’s current regulations, the consultant team evaluated and considered the following:
› Current Development Regulations
› Master Plan 2030 and Other Plans
› Stakeholder Comments
› Conditions on the Ground in Concord
ABOUT THE REVIEWWhile a study of these documents provides a foundation for understanding the community’s vision and regulatory framework, it was the time spent touring the community and meeting with City staff, stakeholders and private sector development professionals that provided the details of the problems and opportunities facing the City.
The consultant participated in a small tour of the City that included key members of City staff. This allowed the consultant team to match the details of the current regulations with real life examples, as well as obtain a running commentary related to on-the-ground projects from City staff.
The approach used in preparing this report requires the consultant team to read the existing provisions very literally. In other words, the technical review focuses on what the existing regulations actually “say” and not on how they have been interpreted or administered over time. While this approach can result in occasional misinterpretations of regulatory intent or established local traditions, such miscues provide valuable insight into provisions in need of clarification.
Finally, it is important to note that inconsistencies or weaknesses in the current regulations are in no way intended to reflect poorly on the drafters or administrators of the current regulations. The existing regulations have not been comprehensively updated for many years, so it is to be expected that piecemeal amendments prepared by various authors have resulted in both substantive and stylistic inconsistencies.
BASIS OF ANALYSIS
DOCUMENTS REVIEWED
PLANS
Master Plan 2030 (2008)
Concord Vision 20/20 Plan (2001)
Bicycle Master Plan (2010)
Opportunity Corridor Master Plan (2005)
Pedestrian Master Plan (2017)
Penacook Village Plan (2015)
Transportation Master Plan (2006)
RULES AND REGULATIONSThe Charter of the City of Concord
The Code of Ordinances for the City of Concord
GUIDELINES AND STRATEGIESReinforcing Traditional Neighborhood Character through Density Bonuses (2009)
Design Guidelines for Building Façade Improvements in the Main Street Concord Commercial District (2004)
Architectural Design Guidelines (revised 1991)
OTHER REPORTS AND STUDIESSouth Concord Redevelopment Area Study (1997)
STAKEHOLDER & PUBLIC INPUTSTAKEHOLDER INTERVIEWSAs part of obtaining background information, the consultant team conducted key stakeholder interviews with people that may be affected by changes to the regulations, as well as those who regularly administer the existing regulations.
During February 6-8, 2018, the consultant team conducted a series of stakeholder interviews with groups representing diverse areas of local knowledge and interest. Members of the public were also invited to participate directly in the project. A public kick-off meeting was held on February 7, 2018, at City Hall.
The purpose of the stakeholder interviews and public open house was to introduce the project, and most importantly to hear comments and input about code-related issues. A wide variety of issues were discussed, concerns raised, and questions asked. The common themes are shared on the next page. Notes from these sessions are attached as a Appendix to this document.
› Downtown Developers & Business Owners
› Development Professionals
› Mayor and City Council
› Neighborhood Representatives
› Residential Neighborhood Developers
› Zoning Board of Adjustment (ZBA)
› Planning Board
› Architectural Design Review Committee (ADRC)
› Development Team
› Zoning Administrator
STAKEHOLDER INTERVIEWS
Introduction
4 | City of Concord Code Assessment Report DRAFT 9 July 2018
Introduction
9 July 2018 DRAFT Code Assessment Report City of Concord | 5
Maintain the Character of Concord › Keep and enhance the traditional New England
character
› Match zoning to existing patterns of development
› Stop demolition for parking near Downtown
› Improve transitions between commercial/ industrial and neighborhoods
› Preserve the open space outside the Urban Growth Boundary
› Reduce the need for variances
Establish and Implement a Vision for Key Locations › Opportunity Corridor
› South End
› Steeplegate Mall
› Penacook
› Exit 17 Industrial
› Medical/Hospital Area
Focus Density in Select Locations › Look to the Comprehensive Plan for guidance
› Consider parking space reductions in areas abutting Downtown
Improve the Walkability and Bikeability of Concord › Improvements at development site level
› Focus on multi-modal public streets
Create Illustrated, User-Friendly Regulations › Clarify what can be developed
› Eliminate conflicting language and improve definitions
› Reduce the need for variances for projects that meet the community’s standards
COMMON THEMES
Development in Concord today is guided by a series of diverse regulations that have been instituted incrementally over the years. The result is a series of internal inconsistencies and redundancies that are not only a challenge to understand and administer, but also put Concord at a disadvantage in seeking economic development. In order to position itself for growth that improves Concord’s quality of life, preserves its historic/local character, and fulfills the community vision of the City, the new zoning code must seek to address the following Master Plan 2030 goals:
› Maintain local character while accommodating growth consistent with that character
› Regulate for new development that follows Concord’s historical land use pattern
› Provide a diversity of housing types and opportunities
› Preserve historic buildings and districts
› Support local economic growth that provides both jobs, goods and services
› Promote public safety and mutli-modal connectivity
› Protect and conserve important open space, environmentally sensitive areas, and natural resources outside of the UGB
› Incorporate high-quality public spaces in redevelopment sites and civic areas
For the most part, the current regulations generate quality development. However, some recent development goes against the existing development pattern causing inconsistent urban form or requiring variances. Since the current zoning was created with a focus on development in greenfields settings, it handles infill and redevelopment less effectively.
A number of changes should be made to the development regulations to help make Concord more economically competitive, as well as more attractive to a broader range of new and local employers and residents.
PROJECT GOALS
Introduction
6 | City of Concord Code Assessment Report DRAFT 9 July 2018
7 Key Challenges
GENERALIn many instances, the City’s existing zoning does not match existing patterns of neighborhood development. When developers come to the City seeking to do something that matches the look and feel of the existing area, the project is often burdened by the existing zoning (requiring variances to be built). These issues come from a variety of different zoning standards, including lot area, lot width, front and side yard setbacks, and often parking minimums.
The City’s intent for this project should be to make the existing patterns of development more buildable in the future. The next step in this effort is to review the community character and develop a system for analysis of existing patterns that allows for new zoning to be developed that is consistent with the current patterns. The overall intent should be to make as much existing development conforming as possible, while also allowing for gentle infill and redevelopment.
MATCH ZONING TO EXISTING PATTERNSFRONT SETBACKIn many cases, the easiest way to resolve issues associated with nonconforming front yard setbacks is to measure setback using the prevailing setback method. This basically means that no building is allowed closer to the street, nor further from the street, than the existing context.
In many instances, paving for parking in front yards has occurred, often to the detriment of the neighborhood’s character. The new zoning must reduce the impact of parking in front yards by limiting the amount of paved area allowed, and managing the impacts of the remaining paved areas through screening.
Open porches often encroach into front yards today, and should be allowed as encroachments into front yards in the future.
OTHER DIMENSIONAL STANDARDSThe existing side and rear setbacks on typical lots should be measured throughout the community, and additional zoning districts created to accommodate development without the need for variances in order to match existing patterns.
The requirement for 40 feet of building separation for attached residential and multi-family buildings is far higher than required for adequate fire separation, and impacts the ability to place multiple buildings in smaller infill settings where they may be desired.
FLOOR AREA RATIO CAPAs part of reviewing the existing development patterns, consideration should be given to eliminating the floor area ratio cap, provided that adequate controls on bulk and mass are adopted in its place.
LOT SIZEThe existing minimum lot area is too large when applied to many of the older neighborhoods near Downtown Concord. The Community Character work in the next task must determine the appropriate lot size for these areas, and offer new zoning that ensures development on today’s nonconforming lots is enabled in the future.
7 Key Challenges
8 | City of Concord Code Assessment Report DRAFT 9 July 2018
7 Key Challenges
9 July 2018 DRAFT Code Assessment Report City of Concord | 9
EMBEDDED COMMERCIALSites such as the Quality Cash building that are nonconforming today, but were originally built for their current purpose (often before zoning), should be considered conforming sites, and their uses allowed to continue. There should also be consideration of the ability to modify the use through a use permit process so that the use can morph and change over time, while remaining a good neighbor to surrounding residential uses.
MULTIFAMILY ZONINGThe current zoning map typically transitions from RO to RM, and then to RS. This pattern goes against typical development patterns by locating multi-family zoning beyond single-family zoning and disconnected from the higher density areas located closer to Downtown. Due to the split personality of RM zoning (with and without sewer), this only becomes an issue if sewer extension occurs, enabling higher density development.
The current zoning does not differentiate between small multifamily buildings (perhaps up to 8 units), and larger multi-family complexes of multiple buildings. Existing development patterns contain these smaller single-building multifamily, successfully integrated into older neighborhoods.
SINGLE-FAMILY BUFFERSThe requirement for a 15-foot buffer on an RS residential lot that happens to abut a commercial property is unusual. Most communities require only the higher-intensity use to provide a buffer (of course, a homeowner is always allowed to landscape the rear of their yard abutting commercial).
MANUFACTURED HOUSINGExisting manufactured housing parks (on a shared, leased site, not individually-owned lots) should be recognized as one of the existing development patterns, and a new district created to encompass them.
EXPAND OPPORTUNITY NEAR DOWNTOWNMost of those interviewed during our visits described the areas immediately surrounding the Downtown as the best initial location for additional density.
Taper Parking Ratios
Today’s Downtown parking ratio does not require any on-site parking at all. However, once you move to a site outside of the CBP zoning, such as CVP zoning, 100% of the parking ratios is required. Reducing the parking standards within a specified distance of the Downtown area to account both for current patterns of development and to reduce the amount of demolition of existing urban fabric for surface parking lots is needed.
Ensure Minimum Intensity
If the area near Downtown is intended to support a significant portion of the new growth anticipated in the community, it is important to ensure that individual sites are not underdeveloped. A new building in 2018 can be anticipated to last until 2078 or later! We will not have the opportunity for significant redevelopment of these sites for a long time to come. Therefore it is critical that Downtown-adjacent sites achieve their allowed intensity. This may mean including minimum requirements for height of floor area in the new zoning.
FOCUS DENSITY IN THE RIGHT LOCATIONS
Image capture: Aug 2011 © 2018 Google
Concord, New Hampshire
Google, Inc.
Street View - Aug 2011
9 Downing St
Expand Residential Opportunities
Additional residential development in this area would help to support downtown businesses, and could allow them to expand their hours of operation into the evening. In order to achieve more density at reasonable cost, many new options for housing should be considered near Downtown, including accessory dwelling units, duplexes, triplexes, quadplexes, townhouses, cottage courts, micro-unit apartments, and pocket neighborhoods. Enabling a wide variety of options allows the marketplace to respond fluidly to changes in the economy of residential demographics.
ALLOW MORE ATTACHED DWELLINGSIn many districts where multi-family residential is allowed, attached dwellings are not. This is unfortunate, since attached dwellings can make good use of shallower pieces of land, and also serve as excellent screening for parking areas.
DENSITY VERSUS FORMThe City currently relies on density for many of the more intense residential districts (RN, RD and RH, for example). The densities are set lower than traditional attached and multifamily patterns of development. Provided that the form of development meets the community’s expectations, it is typical to regulate only the form of buildings (their height, lot coverage, and location in relation to the street), and allow the specific
7 Key Challenges
10 | City of Concord Code Assessment Report DRAFT 9 July 2018
7 Key Challenges
9 July 2018 DRAFT Code Assessment Report City of Concord | 11
development standards applied, such as parking, as well as the local market for units, to manage the total number of units allowed on a site.
Town of Loudon
Town
of
Hop
kint
on
Town of CanterburyTown of Webster Town of Boscawen
Town of Chichester
Town of Bow
Town
of
Bow
Town
of
Pembrok
e
City
of
Conc
ord
City of Concord
City of ConcordCity of Concord
City of Concord
City
ofConcord
City of Concord
PenacookPenacook
The HeightsThe Heights
East ConcordEast Concord
West ConcordWest Concord
Downtown ConcordDowntown Concord
South EndSouth End
BelaBrook
Ture e
Brook
Whi
teBr
ook
GreatTurkeyPond
LittleTurkeyPond
Ash
Brook
TurkeyRiver
BowBrook
Sout
h En
d M
arsh
ThayerPond
Bo w Brook
Millers Brook
Little Pond
Penacook Lake
Rattlesn ake Brook
Beav
erM
eado
w Brook
BeaverM
eadowBrook
Merrim
ackRiver
Mill Brook
Mill
Brook
Souc
ook
River
Soucook River
Unn
amed
Bro
ok
Cemetery
Bro ok
CemeteryBrook
Turtle Pond
BowenBrook
Bowen
Brook
SnowPond
SnowPond
Outle
t
Hot HolePond
HoitRoad
Marsh
Hayward
Brook
Hayw
ard
B
rook
Burnham Brook
Merrimack River
HoytBro
o k
Little Pond
Con tooc
ook
Rive
r
Dolf Brook
Conto o cook River
School Pond
Turkey River
Woods Brook
Hac kettBrook
Contoocoo k Rive
r
Lower Oxbow Pond
Upper Oxbow Pond
Dagody
Brook
Wes
t Con
cord
RiverOxbow Pond
W
a ttanummons Brook
FortEd
d yPo
nd
Hor seshoe
Pond
Beaver Meadow Golf Course (Municipal)
Rolfe Park
Blossom Hill Cemetery
Memorial Field
Terrill Park
White Park
Rollins Park
Sewall's Falls StateRecreation Area
Russell Martin Park
Merrill Park
Keach Park
Garrison Park
Calvary Cemetery
Maple Grove
Pine GroveCemetery
WoodlawnCemetery
ContoocookPark
KimballPark
OldNorthCemetery
Reed
Playg
round
Cemetery
Winant Park
SoucookCemetery
MillvilleCemetery
RO
RO
RO
RO
RO
RO
RM
Clinton St
Loudon Rd
N S
tate St
Sheep Davis Rd
S Main
St
Hopkinton Rd
Pleasant St
Village St
Manchester St
Fisherville Rd
Hoit Rd
N M
ain
St
Sout
h St
Lang
ley
Pkw
y
East
Sid
e D
r
Water S
t
Canal St
Rum
ford
St
Bouton St
Elm St
Mou
ntai
n R
d
Shak
er R
d
Bog Rd
Hoit Rd
Oak
Hill R
d
Airp
ort R
d
Fisk Rd
Hal
l St
Sout
h St
Lakeview Dr
Carter H
ill Rd
Portsmouth St
Little Pond Rd
East Side Dr
Sewalls
Falls Rd
Regional Dr
Pembroke Rd
Horse Hill Rd
Manor Rd
Liber
ty St
Hazen Dr
Broa
dway
Stor
rs S
t
Long
Pon
d R
d
Auburn St
N S
tate
St
Locke Rd
Borough Rd
Silk Farm Rd
Hutchins St
S St
ate
St
Warner Rd
Penacook St
Centre St
Old Turnpike Rd
West St
Blac
kwat
er R
d
Fort Edd
y Rd
Old Loudon Rd
S Fr
uit S
t
Washington St
Shawmut St
Franklin St
Abbo
tt R
d
Com
mer
cial
St
Rockingham St
D'Am
ante Dr
Col
lege
Dr
Downing St
Warren St
Whitney R
d
Institute DrDelta Dr
Cons
titutio
n Ave
Cant
erbu
ry R
d
Perley St
Rum
ford
St
W Washington StBlodgett St
Eastman St
Hoit Rd
Washington St
West Parish RdWest Parish Rd
River RdRiver Rd
Currier Rd
Currier Rd
School StSchool St
Gar
vins
Fal
ls R
dG
arvi
ns F
alls
Rd
Broad Cove DrBroad Cove Dr
Pen
acoo
k S
tP
enac
ook
St
Rum
ford
St
Rum
ford
St
Talla
nt R
dTa
llant
Rd
Bow
St
Bow
St
Abbott Rd
Abbott Rd
Runnells Rd
Runnells Rd
Lila
c S
tLi
lac
St
Gra
ham
Rd
Gra
ham
Rd
Iron Works Rd
Iron Works Rd
Birc
h S
tB
irch
St
Sanbo
rn R
d
Sanbo
rn R
d
Snow Pond RdSnow Pond Rd
Josia
h Bartlett R
d
Josia
h Bartlett R
d
High S
tH
igh St
Appleton StAppleton St
District No. 5 Rd
District No. 5 Rd
Wei
r Rd
Wei
r Rd
Bas
in S
tB
asin
St
Branch Tpke
Branch Tpke
Warren StWarren St
Alice D
rA
lice Dr
Second StSecond St
Birchdale Rd
Birchdale Rd
Curtisville RdCurtisville Rd
Ty LnTy Ln
Snow St
Snow St
Dun
klee
St
Dun
klee
St
Stickney Hill RdStickney Hill Rd
Portsmouth StPortsmouth St
Ferrin Rd
Ferrin Rd
Lake StLake St
Merrimack StMerrimack St
W Locke RdW Locke Rd
S Sp
ring
St
S Sp
ring
St
Mills
tone
Dr
Mills
tone
Dr
Nor
wic
h S
tN
orw
ich
St
Shen
ando
ah D
r
Shen
ando
ah D
r
Loop RdLoop Rd R
idge Rd
Ridge R
d
N S
prin
g St
N S
prin
g St
Silk Farm
Rd
Silk Farm
Rd
Hooksett Tpke
Hooksett Tpke
Pine
St
Pine
St
Reserve Pl
Reserve Pl
Hot Hole Pond Rd
Hot Hole Pond Rd
Com
munity D
rC
omm
unity Dr
Beacon StBeacon St
Pillsbury StPillsbury St
Conant DrConant Dr
Chenell Dr
Chenell Dr
Cemetery St
Cemetery St
Church StChurch St
S C
urtis
ville
Rd
S C
urtis
ville
Rd
Hobart St
Hobart St
Noyes StNoyes St
Terrill Park Dr
Terrill Park Dr
Rolfe StRolfe St
Bradley S
tB
radley St
Cross S
tC
ross St
Farmwood RdFarmwood Rd
Am
y Way
Am
y Way
Stic
kney
Ave
Stic
kney
Ave
Irving Dr
Irving Dr
Perley StPerley St
Profile AveProfile Ave
Millstream
LnM
illstream Ln
Christian AveChristian Ave
Min
ot S
tM
inot
St
Laurel StLaurel St
Thorndike StThorndike St
Don
ovan
St
Don
ovan
St
Lewis LnLewis Ln
Concord StConcord St
Jackson St
Jackson St
Indu
stria
l Par
k Dr
Indu
stria
l Par
k Dr
Integra D
r
Integra D
r
Joffre StJoffre St
Styl
es D
rSt
yles
Dr
Wilson Ave
Wilson Ave
Dw
inell Dr
Dw
inell Dr
Cric
ket L
n
Cric
ket L
n
Eastm
an S
t
Eastm
an S
t
Haig StHaig St
N Curtisville Rd
N Curtisville Rd
Meter St
Meter St
Burns AveBurns Ave
Pekoe DrPekoe Dr
Bon
ney
St
Bon
ney
St
N F
ruit
St
N F
ruit
St
Chase StChase St
Mar
ion
St
Mar
ion
St
Franklin StFranklin St
Old Suncook Rd
Old Suncook Rd
Walker StWalker St
Heights RdHeights Rd
Forest StForest St
Hampton St
Hampton St
Dominique Dr
Dominique Dr
Kin
g S
tK
ing
St
Tremont StTremont St
Oakmont DrOakmont Dr
Dakin S
tD
akin St
E Sugar Ball Rd
E Sugar Ball Rd
Ble
vens
Dr
Ble
vens
Dr
Shaw StShaw St
Spruce S
tS
pruce St
Black Hill RdBlack Hill Rd
Gua
y St
Gua
y St
Roy StRoy St
Fowler St
Fowler St
Col
umbu
s Av
e
Col
umbu
s Av
e
W Portsm
outh St
W Portsm
outh St
Charles StCharles St Summer StSummer St
Broken Bridge Rd
Broken Bridge Rd
Gro
ton
Dr
Gro
ton
Dr
Com
mer
cial
St
Com
mer
cial
St
Hampshire Dr
Hampshire Dr
Carter StCarter St
Wes
tbou
rne
Rd
Wes
tbou
rne
Rd
Via TranquillaVia Tranquilla
Island Rd
Island Rd
Hope AveHope Ave
Thompson StThompson St
White S
tW
hite St
Kyle RdKyle Rd
Gra
nt S
tG
rant
St
Thayer Pond RdThayer Pond Rd
Stone StStone St
Park StPark St
Monroe StMonroe St
Thackeray RdThackeray Rd
Woodbine Ave
Woodbine Ave
Lawrence StLawrence St
Fox Run
Fox Run
Union S
tU
nion St
Ked DrKed Dr
Fayette StFayette St
Wood AveWood Ave
Roger Ave
Roger Ave
Judith Dr
Judith Dr
Asb
y R
dA
sby
Rd
Dudley Dr
Dudley Dr
Prescott StPrescott St
Kim
ball
St
Kim
ball
St
Electric AveElectric Ave
Ripley StRipley St
Primrose
Ln
Primrose
Ln
Gle
n S
tG
len
St
Broad AveBroad Ave
Dover StDover St
Cherry StCherry St
Jennife
r Dr
Jennife
r Dr
Sonom
a LnS
onoma Ln
Heather Ln
Heather Ln
Quail RidgeQuail Ridge
Autumn Dr
Autumn Dr
W Sugar Ball RdW Sugar Ball Rd
Rum
Hill
Rd
Rum
Hill
Rd
Max LnMax Ln
Hannah Dustin Dr
Hannah Dustin Dr
Hen
nike
r St
Hen
nike
r St
Allard S
tA
llard St
Wall StWall St
Edward Dr
Edward Dr
Gully Hill Rd
Gully Hill Rd
Triangle Park Dr
Triangle Park Dr
Albin StAlbin St
K StK St
Madison S
tM
adison St
Oriole RdOriole Rd
Pete
rson
Cir
Pete
rson
Cir
Man
devi
lla L
nM
ande
villa
Ln
Palm St
Palm St
Gat
es S
tG
ates
St
Shoe String RdShoe String Rd
Gre
eley
St
Gre
eley
St
Haines R
dH
aines Rd
Spaulding StSpaulding St
Orm
ond
St
Orm
ond
St
Ken
sing
ton
Rd
Ken
sing
ton
Rd
Taha
nto
StTa
hant
o St
Gallen D
rG
allen Dr
Allen StAllen St
Holly StHolly St
Country Club LnCountry Club Ln
Spr
ingf
ield
St
Spr
ingf
ield
St
Walnut StWalnut St
Pond P
lace LnP
ond Place Ln
Badger S
tB
adger St
Bean S
t
Bean S
t
Fogg StFogg St
Sum
mit
StSu
mm
it St
Pine Crest Cir
Pine Crest Cir
Angela WayAngela Way
Firs
t St
Firs
t St
Bainbridge DrBainbridge Dr
Mulberry StMulberry St
Spillw
ay L
n
Spillw
ay L
n
Acorn DrAcorn Dr
Welc
h St
Welc
h St
Centre StCentre St
Cypress StCypress St
Susan LnSusan Ln
Jay
Dr
Jay
Dr
Court StCourt St
Bela Brook Ln
Bela Brook Ln
Mid
dleb
ury
St
Mid
dleb
ury
St
Millennium WayMillennium Way
Bye StBye St
Quincy StQuincy St
Engel StEngel St
Sylvester StSylvester St
Clarke St
Clarke St
Win
terb
erry
Ln
Win
terb
erry
Ln
MacCoy St
MacCoy St
Dre
w S
tD
rew
St
N M
ain
St
N M
ain
St
Frost Rd
Frost Rd
Low
Ave
Low
Ave
Can
terb
ury
Rd
Can
terb
ury
Rd
Greenwich StGreenwich St
Partridge Rd
Partridge Rd
Tara
Dr
Tara
Dr
Highland StHighland St
Emily WayEmily Way
Woo
dcre
st H
eigh
ts R
dW
oodc
rest
Hei
ghts
Rd
Tim
berli
ne D
r
Tim
berli
ne D
r
Cote StCote St
Knight St
Knight St
Pine Acres Rd
Pine Acres Rd
Sundance RdSundance Rd
Harvard S
tH
arvard St
Winsor AveWinsor Ave
Redington RdRedington Rd
Red
win
g R
d
Red
win
g R
d
Rundlett S
tR
undlett St
Tower CirTower Cir
Bentw
ood St
Bentw
ood St
Ran
dolp
h R
d
Ran
dolp
h R
d
Samuel D
rSam
uel Dr
Rob
in R
dR
obin
Rd
Broken Ground Dr
Broken Ground Dr
Prospect S
tP
rospect St
Margerie S
tM
argerie St
Freedom Acres Dr
Freedom Acres Dr
Libe
rty S
tLi
berty
St
Welcom
e Dr
Welcom
e Dr
Wildflower Dr
Wildflower Dr
Dee
r Tra
ck L
n
Dee
r Tra
ck L
n
Wyman StWyman St
Douglas AveDouglas Ave
New
Cas
tle S
tN
ew C
astle
St
Brookw
ood Dr
Brookw
ood Dr
Avon
St
Avon
St
Gla
dsto
ne S
tG
lads
tone
St
Sullow
ay St
Sullow
ay St
Yale St
Yale St
Mill StMill St
Rolinda Ave
Rolinda Ave
Gro
ver S
tG
rove
r St
Godbout Dr
Godbout Dr
Cornell S
tC
ornell St
Stark StStark St
Taylor LnTaylor Ln
Rosewood Dr
Rosewood Dr
Fairview DrFairview Dr
Che
stnu
t Pas
ture
Rd
Che
stnu
t Pas
ture
Rd
Win
thro
p St
Win
thro
p St
Wiggin StWiggin St
Alder Creek Dr
Alder Creek Dr
Perkins St
Perkins St
Ells
wor
th S
t
Ells
wor
th S
t
McKinley StMcKinley St
Nivelle StNivelle St
Jenn
ings
Dr
Jenn
ings
Dr
Kent StKent St
Essex S
tE
ssex St
Gabby LnGabby Ln
Boyce R
dB
oyce Rd
Ple
asan
t Vie
w A
veP
leas
ant V
iew
Ave
Blake StBlake St
Wild
emer
e Te
rW
ildem
ere
Ter
Plum StPlum St
Coral StCoral St
Elliott S
tE
lliott St
May
flower
Rd
May
flower
Rd
Winter StWinter St
Fellows StFellows St
Princeton S
tP
rinceton St
Orchard StOrchard St
Prince StPrince St
Jordan Ave
Jordan Ave
A StA St
Hill
side
Rd
Hill
side
Rd
Trinity StTrinity St
B StB St
Old Dover Rd
Old Dover Rd
Meadow
St
Meadow
St
N Pembroke Rd
N Pembroke Rd
Sunset Ave
Sunset Ave
Rai
lroad
St
Rai
lroad
St
Dolan StDolan St
Otter DrOtter Dr
Coolidge Ave
Coolidge Ave
Fernald StFernald St
Old S
heep Davis R
dO
ld Sheep D
avis Rd
Qua
ker S
t
Qua
ker S
t
Foxcross Cir
Foxcross Cir
Goldenrod LnGoldenrod Ln
Perry Ave
Perry Ave
Rob
inso
n St
Rob
inso
n St
Emer
son
Rd
Emer
son
Rd
Carpenter St
Carpenter St
Inte
rval
e R
dIn
terv
ale
RdRockland Rd
Rockland Rd
Old Boyce Rd
Old Boyce Rd
Chesterfield Dr
Chesterfield Dr
Tuttl
e S
tTu
ttle
St
Orion StOrion St
Antrim Ave
Antrim Ave
Wedgewood Dr
Wedgewood Dr
Hills AveHills Ave
Gas StGas St
Celtic StCeltic St
Hillcrest AveHillcrest Ave
Ridgew
ood LnR
idgewood Ln
Oak StOak St
Tow Path Ln
Tow Path Ln
Swan CirSwan Cir
Lisa
Ln
Lisa
Ln
Horseshoe Pond Ln
Horseshoe Pond Ln
Brushwood Dr
Brushwood Dr
Tenney St
Tenney St
Chestnut Ct
Chestnut Ct
Midland S
tM
idland St
Pelham Ln
Pelham Ln
Winant StWinant St
Mitche
ll St
Mitche
ll St
Home AveHome Ave
Nashua S
tN
ashua St
Thom
as S
tTh
omas
St
Gio Ct
Gio Ct
Har
dy A
veH
ardy
Ave
Cardinal RdCardinal Rd
Adams StAdams St
Putn
ey A
ve
Putn
ey A
ve
Lady
bug
Ln
Lady
bug
Ln
Checkerberry Ln
Checkerberry Ln
Rol
lins
St
Rol
lins
StC
rosb
y S
tC
rosb
y S
tEdgem
ont StEdgem
ont St
Hayward Brook Dr
Hayward Brook Dr
Briar R
dB
riar Rd
Peabody StPeabody St
Pitman StPitman St
Higgins PlHiggins Pl
Elijah StElijah St
Maitland St
Maitland StBeaver Meadow St
Beaver Meadow St
Cidermill Dr
Cidermill Dr
Edgewood DrEdgewood Dr
Fifie
ld S
tFi
field
St
Matthew StMatthew St
Riverhill Ave
Riverhill Ave
S Midland St
S Midland St
Flume St
Flume St
Wilfred AveWilfred Ave
Johnson Ave
Johnson Ave
Venne CirVenne Cir
Buchanan St
Buchanan St
Pleasant St Ext
Pleasant St Ext
McGuire StMcGuire St
Eagle A
veE
agle Ave
Odd
Fel
low
s A
veO
dd F
ello
ws
Ave
Garden StGarden St
Cha
ndle
r St
Cha
ndle
r St
Sandquist StSandquist St
Randle
tt St
Randle
tt St
Web
ster
Pl
Web
ster
Pl
Cottage CtCottage Ct
Kel
lom
St
Kel
lom
St
Kip
ling
Cir
Kip
ling
Cir
Crawford RdCrawford Rd
Elderberry PlElderberry Pl
Palomino Ct
Palomino Ct
Lovage Pl
Lovage Pl
Oxalis
Way
Oxalis
Way
Nasturtium TerNasturtium Ter
Charles S
tC
harles St
Mer
rimac
k St
Mer
rimac
k St
Ridge R
dR
idge Rd
Chenell Dr
Chenell Dr
Tim
berli
ne D
r
Tim
berli
ne D
r
RO
RO
RO
IN
RM
RM
RS
RS
RS
RM
IN
RS
IS
RS
IS
IS
GWP
RS
IN
RM
RN
RM
IS
IS
OFP
IS
RD
RM
RN
RH
RN
RH
IN
RM
RS
RS
RH
OCP
RM
RS
RN
IN
RO
CH
RM
OCP
RM
RN
RM
IN
RS
RM
CG
RM
RS
GWP
RD
RM
OFP
RM
OFP
CVP
CG
RM
RM
UT
RN
RM
CU
RM
RO
RM
RM
RM
IS
GWP
OFP
ISGWP
RM RH
RH
IN
RM
IN
GWP
IS
IN
OFP
CG
IS
CG
IN
CU
CN
CBP
CU
IS
UT
RN
CG
CU
RM
CG
UT
RH
UT
RH
RN
UT
CU
OCP
IS
ISCN
CN
RO
UT
UT
CN
CN
RN
CG
CBP
CU
0 1 2 30.5Miles
Property Lines
Shoreland Protection District
Watershed District
Historic District
Zoning
UT - Urban Transitional District
RM - Medium Density Residential District
RN - Neighborhood Residential District
RO - Open Space Residential District
RS - Single Family Residential District
RD - Downtown Residential District
RH - High Density Residential District
OFP - Office Park Performance District
OCP - Opportunity Corridor Performance District
IS - Institutional District
IN - Industrial District
CBP - Central Business Performance District
CU - Urban Commercial District
CG - General Commercial District
CH - Highway Commercial District
CVP - Civic Performance District
GWP - Gateway Performance District
CN - Neighborhood Commercial District
1 inch = 1,500 feet
Zoning 2001City of Concord, New Hampshire
Adopted November 29, 2001
This map was prepared for use by the City of Concord.The City makes no representations or guarantees of its
accuracy or its suitability for use other than by the City. Users other than the City, do so at their own risk.
Printed: November 23, 2016
Amended July 11, 2016
¶Concord G IS
Prepared By
MATCH DISTRICTS TO UTILITY AVAILABILITYSome portions of the community (outside the urban growth boundary) have been placed off-limits to intense development by requiring clusters of new homes in areas with preserved open space. Unfortunately, within the adjacent areas just inside the Urban Growth Boundary, the Residential Medium Density (RM) District has been applied to vacant land. This district allows two widely varying patterns of development depending on whether or not sewer is available.
It seems important to plan ahead for the difference between low intensity development on septic systems, and higher intensity, sewered development. Therefore it would appear sensible to split this district into two separate ones (one with and one without sewer service).
MAJOR REDEVELOPMENT VERSUS INFILLThe requirements of today’s zoning favor large-scale redevelopment activity through both the design standards and the development review process. The City must find a way to make modest infill easy to achieve. This will be especially important as the City implements its Village concepts in places such as Penacook and East Concord.
OPPORTUNITY CORRIDORThe planning for the Opportunity Corridor in Downtown Concord sets out a specific vision for the area that varies from the current development pattern. As new development occurs, new tools are needed to ensure that additional development activity moves the area towards its planned vision. The current zoning does a poor job of helping applicants understand how to change the form of development from today’s model to the future vision, especially where phased development will occur.
IMPLEMENT THE CITY’S VISION
OFFICE PARKS, GATEWAY DEVELOPMENTThe Office Park (OFP) and Gateway Performance (GWP) districts do not allow for residential development. In other communities, most single-use districts have been converted to allow for residential mixed use (residential and commercial/office). This type of development creates a more complete community, not just a portion of the community emptied out after work each day.
7 Key Challenges
12 | City of Concord Code Assessment Report DRAFT 9 July 2018
7 Key Challenges
9 July 2018 DRAFT Code Assessment Report City of Concord | 13
SMALL-SCALE MANUFACTURINGThere is a national trend towards “maker space” that allows for limited manufacturing and assembly. This often takes place in “live-work” settings. Given Concord’s creative population, opportunities for this use at small scale should be introduced.
PARKINGIf the City wants to ensure that development activity takes place near Downtown Concord without destroying additional older buildings, then it should be easy to provide remote or shared parking. Today, it requires a conditional use permit. In addition, multi-family parking requirements should vary by bedroom, rather than using a single ratio, to more accurately reflect the impact of larger and smaller units (2 spaces per unit are currently required).
Image capture: Aug 2011 © 2018 Google
Concord, New Hampshire
Google, Inc.
Street View - Aug 2011
27 Fayette St
PENACOOK A series of planning workshops in Penacook in 2013 led to the preparation of new zoning for the area. However, a final draft of the proposal that was embraced by the community was not completed. At present, Downtown Penacook is zoned with the same standards as Downtown Concord. Based on the recent visioning work, it would appear that a better district would be based more on the current development form in the Downtown.
COMPATIBLE INFILLCompatible residential infill remains a challenge in Concord. Due to the similar regulations applying across a variety of neighborhoods, existing residential character in many settings is respected as new development occurs. The new zoning should more accurately reflect the character of the varying places within the City, and the next Task (Community Character mapping) will assist in this critical step.
Some elements of character that may need regulating in the future include lot area, front yard parking, setbacks, garages extending forward of the main house structure, exterior materials, and overall size and scale of homes.
BUFFERSThe current buffer requirements require buffering in settings that have not traditionally been separated. A typical rule of thumb is that a buffer is not required for boundaries that are “like to like” or similar across the lot line. A review of the existing buffers to determine where they should appropriately be required should occur once the Community Character assessment has been completed, and only where an individual problematic use or substantial change in character occurs should a buffer be triggered.
One other challenge with the existing buffer requirements is that the material is located in two places: one sets the buffer width, the other offers options for landscape materials within the buffer. Most communities pair this information together (shallower buffers use walls, deeper buffers use more vegetation, for example).
There is also a desire on the part of many stakeholders to see a better landscape buffer facing the Interstate Highway frontages, screening the buildings from view from the highway.
LANDSCAPING
In spite of the existing landscaping requirements, many stakeholders suggested there were issues of poor screening and abrupt adjacencies between existing development and new throughout the City. While the standards appear adequate, further investigation may reveal they are varied prior to implementation, or otherwise rendered ineffective.
One key issue associated with tree planting is the preparation of soil below the tree. This is especially true in parking lots and in planting street trees; in both cases, heavy equipment has often compacted the soil to such a degree that trees end up growing for a period of time, and then remain stunted due to challenges associated with over-compacted soil.
Building foundation planting is a simple way to imporve the aesthetics of any building, no matter how simple the architecture may be.
Parking lot perimeter landscaping is another important component, as a way to screen cars from view, or at minimum soften their impact on pedestrians and motorists passing by.
IMPROVE DEVELOPMENT QUALITY
7 Key Challenges
14 | City of Concord Code Assessment Report DRAFT 9 July 2018
7 Key Challenges
9 July 2018 DRAFT Code Assessment Report City of Concord | 15
SIGNS The sign regulations for the Downtown area have recently been updated. The lessons learned here should be applied to the City-wide sign regulations during this update.
The existing sign regulations are very text-heavy. One key improvement would be to include graphics of each sign type to help those unfamiliar with signs understand what is allowed. This is especially true of the measurement of signs, since sign area and height is a key component regulated by the City.
It is unclear how the current system of doubling (in many cases) sign size allowed, provided Architectural Design Review occurs. Consistency of sign area and physical location on or near buildings improves community wayfinding. The City should determine the acceptable size for new signs, and stick to it.
In addition, many stakeholders felt that signs should not be allowed to face the Interstate Highway system (these areas would be screened with landscaping instead).
PRESERVE OPEN SPACETHE URBAN GROWTH BOUNDARYThe 1993 Master Plan introduced the Urban Growth Boundary (UGB), an innovative anti-sprawl policy that has since guided the City’s land use regulatory changes. While the UGB defines the limits of urban development in the City, the area outside the UGB is very rural in nature. It embraces most of the City’s environmentally sensitive land including floodplains, wetlands, water resources, steep slopes, and prime farmlands. Low density residential development together with agricultural and recreational uses are planned for the areas outside the UGB.
OUTSIDE THE BOUNDARY
Revise Cluster Provisions
The current cluster provisions are not providing adequate, connected open space in new development. The current open spaces are not enhancing the functionality of natural systems, nor are they required to be linked to other natural areas. The current Planning Board cluster regulations actually encourage higher density frontage lots and odd-shaped conservation easements. Often, the conserved land is undevelopable under the current regulations, and a lower number of units would be allowed without the cluster provisions. Cluster development has not included new roads for many years, even though a new internal roadway would actually add value both for the developer and the City. While there is not much unconstrained land left with existing road access to on which to build a major development, it would make sense to revisit the cluster concept to create a better outcome for all parties.
Watershed Overlay as Base District
The Watershed Overlay is currently applied over a wide variety of underlying districts. There is a clear pattern intended for this area, both with regard to land uses allowed, and their development on the land. A more direct way to achieve this outcome is to zone the watershed areas using a specific base district incorporating the best underlying zoning with the watershed protections measures needed. This will simplify the understanding of the rules, and allow for improved enforcement.
7 Key Challenges
16 | City of Concord Code Assessment Report DRAFT 9 July 2018
7 Key Challenges
9 July 2018 DRAFT Code Assessment Report City of Concord | 17
INSIDE THE BOUNDARY
Split Zoning
In many cases, large tracts of land are currently “split-zoned” or zoned with more than one district. In many cases this is unintentional, since the current zoning map does not adequately follow lot line boundaries. This can be fixed in the new Zoning Map that will be applied once the new zoning has been prepared. However, in other cases, the split zoning simply runs a set distance into the parcel from the abutting roadway. To the extent possible, the new zoning map should eliminate this pattern of split zoning by applying a single district to each platted lot or parcel.
Conservation District
In reviewing today’s zoning map, it is impossible to understand the extent of conservation in the area outside the Urban Growth Boundary, because conserved lands are zoned as though they were developable. Separating these lands out by creating a new zoning category for Conservation allows for those lands in City ownership or other permanent open space protection to be designated on the zoning map, clearly illustrating the success of protection of important resources surrounding Concord.
LOCATION OF MATERIALOne of the biggest challenges for applicants is that standards for project design exist in two different places -- the Zoning Ordinance and the Planning Board Site Plan Regulations. As a simple example, the design of a parking lot is regulated in both places, and the site plan standards constantly cross-reference the zoning regulations. The dividing line between which elements are located in which document is no logical or clear to the casual reader.
THRESHOLDS FOR REVIEWOnce new zoning has been prepared, a review of the required thresholds for Planning Board review should occur. With better regulation of development, it is possible that public hearing level design review will no longer be necessary for some levels of activity. Shortening review time reduces the cost of development, and is often seen as an economic development incentive.
MAJOR VERSUS MINORAlmost all development goes through an identical review process in Concord, with small developments providing the majority of the same information and processing that large-scale developments go through. The City should more clearly differentiate major from minor development review, and reduce the process burden on smaller developments. Potentially, the City could allow all projects with up to 8 units or projects under 5,000 square feet the same approval process as a single-family house.
PLANNED UNIT DEVELOPMENTThe Planned Unit Development (PUD) process was originally intended to allow for flexibility in environmentally-conscious land planning. The base districts of the new zoning should allow for similar flexibility in site plans, and therefore the PUD process may no longer be needed.
STREAMLINE DEVELOPMENT REVIEW
7 Key Challenges
18 | City of Concord Code Assessment Report DRAFT 9 July 2018
7 Key Challenges
9 July 2018 DRAFT Code Assessment Report City of Concord | 19
A CLEAR, ILLUSTRATED CODECODE MODERNIZATIONConcord zoning needs modernization. Even if no policy changes are made, a clean-up to eliminate conflicts, clarify rules, and improve definitions is sorely needed. A clearer code means easier administration as well as improved code enforcement.
ILLUSTRATIONThe new zoning must be highly illustrated. When one considers the dominant users of zoning (designers, architects, landscape architects), they are mostly visual folks and the new zoning should be too. This means adding:
› Zoning district dimensional graphics
› Measurement graphics
› Flow charts for procedures
› Illustration of sign types, parking layout, signs and other similar design standards
FRAMEWORK FOR THE FUTUREThe organization of the zoning material must allow for future implementation of new districts that are developed in Year 2. These districts are intended to emphasize form over the detailed control if use, and must be part of a spectrum of districts that includes the new zoning to be developed in Year 1.
INTERPRETATION OF USESAn improved system for use interpretation should be adopted such that uses can be deemed similar to existing uses. Recent discussion of uses such as sports complex and solar farm are examples of where such determination at the staff level would be useful.
3-6 Sandy Springs Development Code | Sandy Springs, Georgia City Council Adopted August 15, 2017
Urban Neighborhoods | Residential Townhouse (RT)
Div. 3.3. Residential Townhouse (RT)SEC. 3.3.1. LOT PARAMETERS
Primary StreetSide Street
Alley
B
A
LotA Area
Single unit detached 3,000 SF minSingle unit attached 1,800 SF minAll other allowed uses 10,000 SF min
B WidthSingle unit detached 30' minSingle unit attached 24’ minAll other allowed uses 100’ min
CoverageLot coverage n/a
SEC. 3.3.2. BUILDING PLACEMENT
Primary StreetSide Street
Alley
Primary StreetSide Street
GC
JIF
D
EA
B
H
Build-to ZoneA Primary street 10' min/30' max
B % of building facade in primary street build-to zone 60% min
C Side street 10' min/30' max
D % of building facade in primary street build-to zone 30% min
Side and Rear Building SetbacksE Side: common lot line/alley 5' min
E Side: single unit attached, between abutting units 0' min
F Rear: common lot line/alley 5' min
Abutting a Protected Neighborhood see Div. 6.4
Parking Setbacks G Primary street 20' min
H Side street 10' min
I Side: common lot line/alley 0' min
J Rear: common lot line/alley 0' min
Abutting a Protected Neighborhood see Div. 6.4
11-18 Sandy Springs Development Code | Sandy Springs, Georgia City Council Adopted August 15, 2017
Administration | Permit Review
Pre-Submittal
Submittal
Decision
Permit Review Generalized Procedure
PRE-APPLICATION MEETING
SUBMIT APPLICATION
APPLICATION COMPLETE?
DIRECTOR REVIEW AND DECISION
NO
DENY
APPROVE
Div. 11.5. Permit ReviewSec. 11.5.1. Land Disturbance Permits
A. Authority
The Director oversees the issuance of Land Disturbance Permits to ensure that site work conforms to federal, state and local regulations.
B. Applicability
1. A Land Disturbance Permit is required for land disturbance activity, including, but not limited to, clearing and grubbing, dredging, grading, excavating, filling, tree removal, storage or transporting of materials on or off a site, and the construction of improvements such as streets, surface parking areas and drives, stormwater drainage facilities, sidewalks, or other structures permanently placed on or in the property except for buildings or other structures requiring the issuance of a building permit. A permit is required for all such work, even when it is temporary in nature.
2. Water and sanitary sewer system improvements must be authorized by the utility provider; however, the location and land disturbing activities associated with those facilities will be reviewed and permitted by the City to ensure compliance with applicable tree protection, stream buffer, zoning buffer or other City standards that may be affected by the construction of utilities.
3. A major Land Disturbance Permit is required for:
a. Any land disturbance of 5,000 square feet or more;
b. Any land disturbance triggering the need for erosion control BMP’s;
c. The addition of 1,000 square feet or more of impervious surface; and
Next Steps
Next Steps
9 July 2018 DRAFT Code Assessment Report City of Concord | 21
COMMUNITY CHARACTER MAPPINGThis task will focus on cataloging and naming the physical elements that make Concord a great place it is to live, work and play. The built environment will be categorized into different places that share common characteristics. This classification is important because different types of places may require different zoning approaches. This Community Character mapping and analysis is intended to provide a visual and written description of the physical elements throughout Concord. It helps establishes a common vocabulary that can be used to help determine a zoning strategy for the City moving forward.
STRATEGY REPORTFollowing agreement on the Code Assessment Report and Community Character Mapping, a summary report will be prepared that establishes the coding approach and strategy for producing the Zoning Code (including which areas are well enough defined in existing policy or on the ground to be coded in Year 1, and which require additional visioning work during the Year 2).
City staff will share the project direction, including this Assessment, the Community Character Mapping, and the Strategy Report, with the Planning Board and City Council for their feedback.