ARTICLE VI. SPECIAL PROVISIONS
A. Cluster Residential Development
The objective of a Cluster Residential Development is to encourage flexibility in residential development design by permitting mixed housing types, which may be grouped on lots of reduced dimensions to allow for a more economic provision of street and utility network, and to encourage the preservation and recreational uses of open space in harmony with the natural terrain, scenic qualities, and outstanding land features. The remaining land in the tract which is not built upon is reserved as permanently protected open space.
Proposals for cluster development must go to the Planning Board for subdivision approval and must comply with applicable provisions of the Holderness Subdivision Regulations. The following standards must be met by Cluster Residential Development:
1. Where cluster or multiple dwelling units are permitted, the minimum lot size of each dwelling unit within the cluster shall be determined by the Planning Board based upon the character of the land involved, the type of housing proposed and the need for adequate on-site sewage disposal, as determined by the Holderness Subdivision Regulations and the State Water Supply and Pollution Control Commission standards. Where a community sewage disposal system, located on common land, is permitted, legal responsibility for ownership and maintenance must be established as part of the approval process.
2. The total number of dwelling units to the total acreage shall remain at the same overall density as required in each zoning district. The land area not used for individual lots, or construction of buildings or structures and roads shall be permanently maintained as open space or common land for the purposes of recreation, conservation, park or public easement or agriculture. The open space or common land or any portion of it shall be held, managed and maintained by the developer until it is owned in one or more of the following ways:
a. By a Homeowner's Association, set up by the developer and made a part of the deed or agreement for each lot or dwelling unit.
b. Be a Conservation Trust or private non-profit organization, such as the Society for the Protection of New Hampshire Forests or the Audubon Society, which will ensure that the common land will be held in perpetuity as open space.
c. By the developer, as appropriate, for areas such as golf courses, outdoor recreational area and enclosed recreational facilities.
3. All agreements, deed restrictions, organizational provisions for a Homeowner's Association and any other method of management of the common land shall be established prior to approval.
4. Each dwelling unit shall have reasonable access to the common open land, but need not front directly on such land.
5. The Plan shall provide for the convenience and safety of vehicular and pedestrian movement on the site and for adequate location of driveways in relation to street traffic. Maximum building or structure height, parking standards, and minimum distance from lot lines shall be required as specified under general provisions of this Ordinance.
B. Manufactured Housing
Manufactured Housing is permitted on individual lots. It shall be placed on a permanent masonry foundation, and the area between the bottom of the manufactured housing unit and the ground shall be completely enclosed.
Only one manufactured housing unit shall be located on the same lot.
C. Recreational Camping Park Standards
The following regulations shall apply to all recreational camping parks:
1. A recreational camping park shall have an area of not less than five (5) acres.
2. Each tent, recreation vehicle or trailer space shall be at least 2,500 square feet in area and at least thirty (30) feet in width and shall have a suitable parking area of at least ten (10) feet in width and twenty (20) feet in depth.
3. A strip of land at least twenty-five (25) feet in width shall be maintained as a landscaped area abutting all recreational camping park property and one hundred (100) feet from any public street or highway.
4. Every recreational camping park shall have a dumping station for sewage disposal, meeting all applicable State and local laws and regulations. The water supply source must meet all local and State regulations.
5. Each recreational camping park shall provide one or more service building or structures containing flush-type toilets. Separate toilet areas shall be provided for males and females in accordance with all applicable State and local laws.
6. All interior roads within a recreational camping park shall have a hard well drained surface. Two-way roads must be at least thirty (30) feet in width with surface at least twenty (20) feet in width. One-way roads must be at least eighteen (18) feet in width with surface at least twelve (12) feet in width.
7. Lot coverage on any site shall be a maximum in square footage as follows: 3/99
a. RV, camper, or tent, including deck porch, screened in areas, other structures, (attached or not) 400 square feet
b. Parking minimum 200 square feet, maximum 400 square feet.
c. Portable picnic tables and approved fire pits shall not be included in the lot coverage calculations
D. Waterfront Right-of-Way
The purpose of this provision is to provide guidelines for the development of back land with access to Big and Little Squam Lakes and White Oak Pond, so as to prevent overcrowding and for the protection of the shoreline and quality of water.
Right to gain access to a water body through or by means of any land in the Town of Holderness shall not be created or attached to any real estate, except in accordance with the standards set forth below and subject to the Planning Board approval. Any owner granting rights of use and access shall comply with the following standards:
1. Waterfront Area:
The minimum area of any waterfront lot shall not be less than one (1) acre. The minimum depth shall be one half (1/2) the frontage.
2. Water Frontage:
Said lot shall have not less than 200 linear feet of shore frontage for up to ten (10) residential dwelling units, individual campsites or individual lodging units granted rights of use or access, with an additional twenty (20) linear feet of shore frontage for each additional residential dwelling unit, individual recreational campsite or individual lodging unit.
3. Parking:
An area of three hundred (300) square feet for parking shall be provided for each dwelling unit, recreational campsite or individual lodging unit granted use of access. The parking area shall not be closer than one hundred (100) feet from the reference line. Parking shall only occur in the designated parking area.
4. Toilets:
One (1) chemical, mechanical or flush toilet facility each for males and females shall be provided for two (2) up to twenty-five (25) residential dwelling units, individual campsites or individual lodging units planned.
E. Waterfront Area and Building or Structure Units Which are Contiguous
1. Waterfront Area:
The minimum area shall be 11,000 square feet for two (2), up to ten (10) residential dwelling units, individual campsites, or individual lodging units, with an additional one thousand (1000) square feet per residential unit, individual recreational campsite or individual lodging unit.
Waterfront area shall not be utilized to satisfy the minimum lot size requirements for building or structure.
2. Water Frontage:
Said lot shall have not less than 200 linear feet of shore frontage for up to ten (10) residential dwelling units, individual campsites, or individual lodging units granted rights of use or access, with an additional twenty (20) linear feet of shore frontage for each additional residential dwelling unit, individual recreational campsite or individual lodging unit.
F. Marina
This section shall regulate the standards for marinas to insure harmonious and compatible development with regard to adjacent properties and to promote higher water quality and safety conditions. Conditions under Article V General Provisions are to be met except for minimum frontage requirements.
1. Docks may be permitted on the basis of one slip per twenty-five (25) feet of shoreline.
2. Parking shall be provided on the basis of three spaces for every two (2) wet slips; additionally one space for every dry docking storage rack shall be provided unless the storage space is exclusively used for winter or sales storage. Additional trailer parking areas shall be determined on a case by case basis.
3. No boat storage building or structure shall exceed 35 feet in height.
4. A lot shall not exceed fifty (50) percent impervious cover; nor shall more than seventy-five (75) percent of the shore frontage be developed with respect to dockage, boathouses, ramps or other structures. The twenty-five (25) percent undeveloped area shall be a minimum of fifty (50) feet in width extending back from the mean high water mark.
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