TOWN
OF
ZONING
ORDINANCE
ADOPTED
MARCH 1968
AMENDED
MARCH 2000
AMENDED MARCH 2004
AMENDED
MARCH 2006
AMENDED
MARCH 2007
AMENDED
MARCH 2008
ZONING
ORDINANCE
TABLE
OF CONTENTS
ARTICLE
I Preamble Page 3
ARTICLE II Precincts Page 3
ARTICLE III Purpose Page 3
ARTICLE IV General
Provisions Page 4
ARTICLE
V Residential
Districts A and B Page 7
ARTICLE VI Commercial
District Page 9
ARTICLE VII Industrial
District Page 11
ARTICLE VIII Rural/Agricultural
District Page 12
ARTICLE IX Timberland
District Page 14
ARTICLE IX-1 Retirement
Overlay District Page 15
ARTICLE X Non-Conforming
Uses Page 21
ARTICLE
XI Board of
Adjustment Page 21
ARTICLE XII Administration
and Enforcement Page 22
ARTICLE XIII Amendments Page 22
ARTICLE XIV Penalty Page 22
ARTICLE XV Saving
Clause Page 23
ARTICLE XVI Effective
Date Page 23
ARTICLE XVII Definitions Page 23
ARTICLE XVIII Floodplain
District Page 24
APPENDIX
A Zoning Maps
ZONING
ORDINANCE
In pursuance of authority conferred by the New Hampshire Revised Statutes Annotated 1955, as amended, and for the purpose of promoting the health, safety and general welfare, as well as efficiency and economy in the process of development of the incorporated Town of Walpole, New Hampshire, by providing adequate areas between buildings and various rights of way, by the adequate provision of public utilities and other public requirements, and by other means, now therefore, the following ordinance is hereby enacted by the voters of the Town of Walpole, New Hampshire.
The principal purpose of this ordinance shall be as described in the Title LXIV, Chapter 674 of the Local Land Use Planning and Regulatory Powers to fulfill the goals and objectives as set forth in the Town Master Plan, and as described in the Site Plan Review Regulations, namely:
1) To preserve the scenic elements of the natural environment
and protect
2) To promote a balanced growth.
3) To guide the character of development.
4) To protect the historic nature, the economic and aesthetic interests of the entire Town.
5) To provide aesthetically pleasing and compatible design of building and facilities with as
much open natural or landscaped areas as possible.
The North Walpole Village Precinct has been excluded from this Zoning Ordinance for the reason that a zoning ordinance for said precinct was duly enacted in the year 1950 and said zoning ordinance continues to be in effect at the will of the precinct.
Purpose
For the purpose of this
ordinance, the Town of
A.
Residential District
B.
Commercial District
C.
Industrial District
D.
Rural-Agricultural District
E.
Timberlands District
F.
Retirement Overlay District
G. Flood
Plain District - The Flood Plain District is herein established as an
overlay district. The underlying
permitted uses shall be allowed only by Special Exception provided they meet
the additional requirements set forth in Article XVIII.
A.
Fire Ruins:
No owner or occupant of land in any district shall
permit fire ruins or other ruins to be left,
but within one year shall remove them or refill same to clear ground
level.
B.
Prohibited:
Any use that may be obnoxious or injurious by reason
of production of or emission of odor, dust, smoke, refuse matter including
toxic or radioactive waste, fumes, noise, vibrations, or similar conditions or
that are dangerous to the comfort, peace, health or safety of the community is
prohibited.
C.
Waste Waters or Sewage:
No waste waters or sewage shall be permitted to run
free or be discharged in any way that may be offensive or detrimental to the
health of others. All such wastes shall
be conveyed away through the use of an accepted sanitary system. The sanitary systems in and from all
dwellings and other buildings shall be constructed and maintained in accordance
with the standards set and enforced by the NH Department of Health and the NH
Water Pollution Committee.
D.
Signs
1. Definitions.
a.
A SIGN is defined as a structure, building wall, or other outdoor
surface or any device used for visual communication which is used for the
purpose of bringing the subject thereof to the attention of the public, or to
display, identify and publicize the name or product or service of any person,
enterprise, or business.
b.
A WALL SIGN is defined as any sign attached to, painted on, or applied
to a building. All wall signs shall be
located on the primary building in which a permitted non-residential use takes
place and shall not extend above the roof line of the building. A sign that is affixed to a building shall
lie flat against the wall showing only one face.
c.
A FREE STANDING SIGN
is defined as any sign not attached to a building. Structural elements of a free-standing sign
shall not be used in calculating the area of such sign. A free-standing sign may have two sides
exhibiting advertising matter, and only one side shall be used in calculating
the area of such sign.
2. Approvals
All new non-residential
signs require review by the Zoning Board of Adjustment (ZBA), for compliance
with the ordinance only. All signs
legally existing at the time of the enactment of this section may be replaced
and/or reworded provided such replacement or rewording does not increase any
existing noncompliance with this section, and for non-residential use, approval
is given by the ZBA. Signs erected by a
governmental entity to control traffic, or to otherwise protect the health and
safety of the general public shall not be subject to these regulations.
3. Limitations.
a.
No sign of any type shall be designed or be placed in such a position
as to create a hazardous condition by way of 1) obscuring a clear view of, or
interfering with, vehicular or pedestrian traffic, or 2) similarity with
official street signs or signals.
b.
All signs permitted under this section shall be constructed of durable
materials, affixed to a building or the ground, and shall be maintained in good
condition and repair at all times.
c.
Oscillating, rotating, flashing, neon or other tubular gas signs are
not permitted except when used for public safety purposes by a governmental
entity.
4. Residential District.
Signs shall be permitted no
larger than six (6) square feet in the Residential District. Property owners or tenants in the Residential
District with business, professional, or other service enterprises shall be
allowed one advertising sign on the premises relating to the use or uses
conducted in the building. One sign of
the same size will be allowed with the name and address of the contractors of
the structure during the active construction period or a sign pertaining to the
lease, sale or use of the lot or building on which it is placed. Construction signs shall not exceed the
allowed size in this district.
Free-standing signs shall be
located no closer than ten (10) feet from a front, side or rear lot line. A free-standing sign shall not exceed ten
(10) feet in height.
5. Rural/Agricultural and Timberland Districts.
All permitted
non-residential uses shall be allowed to erect and maintain a single
free-standing sign and any number of wall signs provided that the combined area
of all signs does not exceed thirty-two (32) square feet for all uses.
Construction signs shall not
exceed the allowed size in this district.
Free-standing signs shall be
located no closer than twenty (20) feet from a front, side or
rear lot
line. A free-standing sign shall not
exceed ten (10) feet in height.
6. Commercial and Industrial Districts.
Signs shall be permitted no
larger than thirty-two (32) square feet.
Signs shall be placed not less than sixty (60) feet from the edge of the
traveled roadway and not less than one hundred (100) feet from another
sign. Construction signs shall not
exceed the allowed size in this district.
Free-standing signs at one
commercial location advertising multiple uses shall be on one free-standing
sign and their combined area shall not exceed thirty-two (32) square feet.
Free-standing signs shall be
located no closer than sixty (60) feet from the edge of the traveled roadway
and no closer than ten (10) feet from the remaining lot lines. A free-standing sign shall not exceed twenty
(20) feet in height.
7. Directional Signs.
Directional signs, not
exceeding six (6) square feet in size relating to a business operated in the
Town of
8. Multiple Use Signs.
Free-standing signs at one
commercial location, such as a shopping center, advertising multiple uses shall
be on one free standing sign and their combined area shall not exceed
thirty-two (32) square feet, or forty-eight (48) square feet by Special
Exception.
9. Special Exceptions.
Signs of six (6) square feet
may be placed between ten (10) and sixty (60) feet of traveled roadway and
between twenty (20) and one-hundred (100) feet of another sign by Special
Exception from the Board of Adjustment when the Board is satisfied that the
provisions of Article IV will be met and that the sign as placed will not have
any adverse effect on abutting properties.
E.
Removal of Sand and Gravel:
The commercial excavation
of clay, sod, loam, sand, gravel or other earth materials shall be allowed by
special exception in the Industrial, Rural/Agricultural, and Timberland
Districts only, and by permit, pursuant to the provisions of RSA 155-E. The Zoning Board of Adjustment shall serve as
the regulator for the purpose of granting such permits, and they are hereby
authorized to adopt such rules as may be reasonable and necessary to carry out
the provisions of RSA 155-E, and this ordinance. Please also see: “Town of
F. Trailers and Mobile Homes:
1. Mobile Homes may be used and maintained as permanent residences in the Rural/Agricultural District subject to the regulations contained in Article VIII.
2. Mobile Home Parks, as defined by this ordinance, are prohibited in all zoning districts.
3. The Board of Adjustment may grant a permit for the temporary use of a trailer or mobile home to be maintained as living quarters, by a person employed in adjoining construction or timber harvest, or for whom a permanent residence is under construction, or as an office, storeroom, or shop in connection with active construction of the premises provided that such use will conform to the sanitary requirements of this Article, Section C. In granting such permits the Board of Adjustment shall attach reasonable time limits for the removal of such mobile home or trailer.
G.
Junk Yards and Dumps:
H.
Subdivision:
Any Subdivision of land for
development shall meet the requirements of the Land Subdivision Control
Regulations adopted by the Walpole Planning Board under authorization voted by
the Town of
I.
Airports and Aircraft Landing Facilities:
Airports and facilities for
the landing, takeoff, maintenance, or storage of aircraft are prohibited in all
zoning districts within the Town of
J.
Telecommunications
Facilities are subject
to review under
the provisions outlined
in the
Telecommunications Facilities
Ordinance as established by the Town of
pursuant
to NH
RSA 674:15 and
21, II. Please also see: Town of
Facilities and Ordinance.
K. Protection
of Town Water Supply:
1. Proposals or
developments located within the
Well Source Protection Areas are
subject to the
provisions outlined in the
Well Source Protection Ordinance
as established by the
Town of
see: Town of
L. Bed and
Breakfast Establishments:
So called “Bed and
Breakfast” establishments for the accommodation of paying, overnight guests,
may be maintained as home occupations in all zoning districts provided that the
number of rooms for rent in any one establishment shall not number more than
four and further provided that breakfast shall be the only meal provided and
that only to bona fide overnight guests.
The conversion of a single-family residence or other building to a “bed
and breakfast” shall require Site Plan approval by the Planning Board. Off-street parking for one car per rented
room plus space for owner parking shall be provided.
A. Preamble:
The purpose of establishing
a Residential District is to preserve free from the distraction of business, traffic
noise and odor, those areas in Town suitable for quiet and safe residence and
to assure those who built houses there that they may continue to dwell in such
comfortable surroundings. Residential
District, Type A, is the basic pattern selected to attain this end. Residential District, Type B, has been
included with smaller lot size and lesser frontage in areas which have
established a pattern for the small lot and where the requirements for Type A
would impose hardship on those owners of undivided or unbuilt upon land
immediately adjacent.
B.
Uses Permitted:
5. Retirement community developments are
subject to review under the provisions outlined in the
Retirement Community Overlay District as set
for by the Town of
674:21, Innovative Land Use Controls. Please also see Article IX - Retirement
Community
Overlay
District in
the Town of
6. Special Exceptions:
Conversions of existing
larger homes to multi-family dwellings may be allowed by Special Exception from
the Board of Adjustment provided the Board determines that the following
conditions are met:
a.
The property is suitable to accommodate multi-family use without
adversely affecting the area.
b.
Adequate off-street parking is available.
c.
The exterior architectural appearance and/or size of the structure shall
not be substantially altered.
d.
The property has received Site Plan approval from the Planning Board.
C.
Land Standards:
a.
The lot area in the Residential District, Type A, shall be not less
than 40,000 square feet with frontage of each lot not less than 200 feet
provided, however, that a lot with less frontage which is recorded as a lot of
record at the time of passage of this Ordinance shall be deemed a conforming
use.
b.
The lot area in the Residential District, Type B, shall be not less
than 25,000 square feet with the frontage of each lot not less than 150 feet
provided, however, that a lot with less frontage which is recorded as a lot of
record at the time of passage of this Ordinance shall be deemed a conforming
use.
No building may be erected
closer than sixty-five (65) feet to the center line of the abutting
right-of-way nor closer than twenty feet to any side or rear property line.
D.
Boundaries of Residential District, Type A.
E. Boundaries
of Residential District, Type B.
8. Area to include, the following lots of record: Map 12, Lots 55-6 through 55-12, Lots 55-14
through 55-20, Lots 55-22 through 55-28 incorporating the Dearborn Circle and
Burrows Lane residential development are permanently added to this zoning
district as voted by the Town citizens at the March 13, 2007 Town Meeting and
in accordance with the procedures outlined in NHRSA 675:3 Methods of
Enactment in Certain Towns and Village Districts.
ARTICLE VI
A. Preamble:
The purpose for establishing
a Commercial District is to provide within the Town ample area in which
business and the sale of merchandise can be conducted with its inherent
traffic, loading, parking, and activity normally unpleasant in close proximity
to restful and comfortable residences.
B.
Uses Permitted:
A building may be erected,
altered or used and a lot may be used or occupied only for the following
purposes and in accordance with the following provisions:
2. Lodging houses, hotels, motels, inns and tourist cabins including
such retail businesses
within these buildings as is conducted for the convenience of
the guests herein.
3. Shops, restaurants and other retail buildings not exceeding 40,000
square feet in gross floor area.
4. Theaters, halls, clubs and amusement centers.
5. Greenhouses and florist shops.
6. Undertaking establishments.
7. Business and professional offices and banks.
8. Multi-family dwellings subject to the following conditions:
a. No building
intended for multi-family occupancy shall contain more than three
(3) stories for human habitation.
b. Not less than
thirty percent (30%) of the total parcel shall be retained as open
space, unencumbered by buildings, parking lots,
accessory structures or other
impervious surfaces. Said open space may be used for lawns,
gardens, land-
scaping and passive recreation.
c. Each
multi-family development shall provide on-site parking in accordance
with the following minimum standards:
- for each efficiency and/or studio unit - 1
parking space
- for each 1 bedroom unit - 1.5 parking spaces
- for each 2-3 bedroom unit - 2 parking spaces
- for each unit exceeding 3 bedrooms - 2.5 parking
spaces
C.
Special Exceptions:
under permit from the Board of
Adjustment when said Board is satisfied that parking and
loading requirements are satisfied.
D.
If any proposed use is such as to attract vehicles, ample space shall
be provided on the property to park and load such vehicles.
E.
Land Standards:
The lot area in the commercial district
shall be not less than 25,000 square feet and every
lot shall have a minimum frontage of 150
feet.
No building shall be erected closer than 65 feet to
the center line of all public right of ways or 20 feet to any side or rear
property line.
F.
Boundaries of Commercial District:
A. Preamble:
The purpose for establishing an Industrial District is to provide within the Town area in which manufacturing operations may be carried on without infringing on the health, welfare and quiet of the residents of the Town. Manufacturing operations are those in which materials are changed physically in form, changed chemically or mixed to provide other compounds. The area provided for industry must be highly specific to the nature of the manufacturing operation. Chemical or physical research might well be conducted in close proximity to a Residential District and yet manufacture of glue or explosives could not. Hence, it is the intent of the Ordinance to require each industry to present its case to the Planning Board and Board of Adjustment. On recommendation of the Planning Board, the Board of Adjustment, after considering the facts in light of the welfare and benefit of the community, may allow such industry in either the Rural-Agricultural District or Commercial District as an Exception. Such an Exception may later be made part of the Industrial District by amendment of this Ordinance.
B.
Industrial and manufacturing operations in the sense that the materials
entering the operation are changed in form, size or composition before
shipment.
C.
Requirements:
All industrial establishments in this district shall
meet the following requirements:
1.
An industry shall be located at least eighty-five feet from the center
line of any right-of-way and not less than twenty feet from each side or rear
boundary.
2.
An industry must provide adequate off street parking and loading
facilities for freight and delivery trucks, employee’s and customer’s parking.
3.
An industry must obtain a permit for its establishment from the Board
of Adjustment after the Board has had a recommendation from the Planning Board
and is satisfied that the industry shall not offend at the location selected by
reason of emission of smoke, dust, noise, odor, fumes or water pollution.
D. Boundaries
of Industrial District:
1.
Area occupied in 1965 by the Cold River Sand and Gravel Corporation,
bounded by the North Walpole Precinct, Residential District Type B, Drewsville
Road (Whitcomb Road), Town-owned land occupied by the Town Dump.
2.
Area occupied in 1965 by Hicks Machine Company on
3.
Area occupied in 1965 by Hubbard Farms Hatchery on
4.
Area bounded by Westmoreland Town Line, Route 12 (Bellows Road), center
of Houghton Brook, right of way of Boston and Maine Railroad.
A. Preamble:
The purpose for establishing
a Rural/Agricultural District is to provide ample area for pursuit of agriculture
including, but not limited to: dairy farming, poultry raising and timber
harvest. Within this district in
B. Uses
Permitted.
A building may be erected, altered or used and a lot may be used or occupied, only for the following purposes and in accordance with the following provisions:
C. Special Exceptions
1)
Industrial, manufacturing and commercial operations by Special
Exception from the Board of Adjustment when fulfilling the following
requirements:
a)
Consideration of Planning Board recommendation on the project based on
its determination, following a public hearing,
that:
i)
property currently zoned for industrial, manufacturing and commercial
operations is either unavailable or inadequate for the proposed use; and
ii)
the proposed use is appropriate and consistent with the Town’s Master
Plan.
b)
Each proposed use must show that it will not infringe on the primary
established use of the district.
c)
No industrial, manufacturing or commercial venture or use shall be
permitted which could cause any undue hazard to health, safety or property
values or which could be offensive to the public because of noise, vibration,
excessive traffic, unsanitary conditions, noxious odor, smoke, or other similar
reason.
d)
Each proposed use shall provide adequate off-street parking, including
loading facilities for freight and delivery trucks, and parking spaces for
employers, employees and customer vehicles.
Additional parking may be required based on the size and nature of the
business.
e)
Businesses shall be located at least 65’ from the center line of any
right of way and not less than 20’ from each side or boundary. Greater distances for setbacks and boundaries
may be required according to the nature of the business.
f)
All signs shall meet the requirements of Part D of the General
Provisions of the Zoning Ordinance.
g)
No retail commercial building shall be permitted which exceeds 40,000
square feet in gross floor area.
C. LAND
STANDARDS
1.
2.
Yard Requirements. No building
or other structure shall be erected closer than sixty-five feet to the center
line of the abutting right-of-way nor closer than twenty feet to any side or
rear property line.
D.
BOUNDARIES OF RURAL/AGRICULTURAL DISTRICT
The Rural/Agricultural District shall comprise all
lands in the Town not specifically allotted to the
A. Preamble:
The purpose for establishing a Timberland District
in
B.
Uses Permitted:
Any use permitted in the Rural/Agricultural District
shall be permitted in this District.
However, a building may be constructed in this District provided a
permit is obtained from the Board of Adjustment whose duty it shall be to grant
such permit only on the recommendation of the Planning Board and when they are
satisfied that it shall meet the following qualifications:
1.
All sanitary provisions in Article IV Section C of this Ordinance.
2.
Highways and access roads thereto are of such width, curvature, grade
and construction that they can be used by motorized fire fighting equipment and
can be cleared of snow to provide year-round access.
Nothing in this section shall prevent the use of a
trailer, hunting camp or logging camp as long as it is shown to the Board of
Selectmen that the use is temporary and it will comply with Article IV section
C of this Ordinance, in which case a permit may be granted for a period not to
exceed six months.
C.
Boundaries of Timberland District:
1.
2.
3.
4.
D.
Land Standards:
1.
2.
Yard Requirements. No building
or other structure shall be erected closer than sixty-five feet to the center
line of the abutting right-of-way nor closer than twenty feet to any side or
rear property line.
ARTICLE IX-1
Retirement
Community Overlay District
A. AUTHORITY:
A Retirement Community Overlay District
is hereby established in the Town of
B. PURPOSE:
The Retirement Community Overlay District shall serve the following
purposes:
1. To provide for appropriate sites within the town for the
development of housing and related facilities to serve the needs of people age
sixty-two (62) years and older.
2. To regulate the intensity and mix of the different types of
housing units required to meet the needs of these senior citizens so as to provide
ample outdoor and livable space and to retain a sense of personal identity,
intimacy and human scale within the development.
3. To provide ample‑sized meeting rooms and recreational
facilities for the comfort and convenience of the residents.
4. Through site plan review by the Planning Board, to provide for
review of the bulk, height and spacing of buildings, architectural design of
the buildings, and the circulation and parking pattern within the development
to ensure that adequate light, air, privacy and open space for passive
recreation and landscaped amenities are provided.
5. To provide such accommodation in a manner harmonious with the
surrounding land uses while protecting the natural resources and open space.
6. To preserve the town’s residential character.
C. APPLICABILITY: The Retirement Community
Overlay District shall only apply to the Residential B and Commercial
Districts.
D. DEFINITIONS:
Building
Height -
The vertical distance from the mean finished grade of the ground adjoining the
building to the highest point on the roof for flat or shed roofs, to the deck
line for mansard roof, and to the mean height between eaves and ridges for
gable, hip and gambrel roofs. Not included are spires, cupolas, TV antennae, or
other part of structures which do not include potentially habitable floor
space.
Common Area - Any land area, other than Open Space, set aside
for common ownership as a result of a Retirement Community Development,
including areas for common facilities.
The following uses shall be allowed within the Common Area: active
recreation such as tennis courts, swimming pools, etc.; and community water and
sewer systems.
Common Facilities - Built facilities which are commonly owned
by the property owners within a Retirement Community Development. Common facilities may be proposed but are not
required. They may include streets,
rights-of-way, common buildings, wells, water and waste treatment systems, and
recreation facilities.
Homeowners Association - A private non-profit
organization (corporation, association, or other legal entity) established by
the developer to manage, maintain, support, and finance the common facilities
and open space of a Retirement Community Development, and to enforce certain
covenants and restrictions.
Open Space - Undeveloped land set aside for common or
individual ownership as a result of a Retirement Community Development, with
conservation easements and other deeded restrictions to ensure that the land
will remain permanently open and undeveloped.
A condition of approval under the Retirement Community Overlay District
is that Open Space may not be further subdivided. Only the following uses shall be allowed
within the Open Space: passive recreation, gardening, and horticulture.
Retirement Community Development - A form of residential
development where the density of dwelling units is no greater than would be
permitted in the district in which the Retirement Community Development is
located, but where the lot size and other dimensional standards may be reduced
in exchange for the preservation of permanently protected open space,
recreational land, forests, and/or farmland.
E. PERMITTED USES: In this district land may be
used and buildings may be erected, altered or used for:
1. Detached and/or attached single‑family uses and accessory
uses thereto with a maximum of three (3) bedrooms per dwelling unit.
2. Duplex dwelling units with a maximum of three (3) bedrooms per
dwelling unit.
3. Recreation buildings and grounds for activities, games and sports
not carried on for financial gain.
4. Accessory buildings for the storage, repair and maintenance of
equipment and vehicles used in the operation of a retirement community.
5. Dining rooms, meeting facilities, and health care facilities
necessary to provide services to residents of the development if appropriate.
F. OCCUPANCY ELIGIBILITY: Occupancy is
restricted to persons age sixty-two (62) years or older, with the following
exceptions:
1. A spouse under sixty-two (62) years old married to a resident over
the age of sixty-two (62).
2. Adults between the age of eighteen (18) and sixty (62) only if
their presence is required to minister to a resident over the age of sixty-two
(62).
G. MINIMUM REQUIREMENTS shall be as follows:
1. TRACT SIZE: A proposed site shall consist of at least ten (10)
acres of contiguous land in single or consolidated ownership and may include
parcels separated by existing public roads, provided that such parcels
abut. The development shall be
non-subdividable. Multiple lots shall be
consolidated prior to approval under this ordinance.
2. DENSITY: The maximum allowable density of the site shall be
calculated based on the following:
TOTAL area of
tract
MINUS area of all
undevelopable lands which shall include all surface waters on the tract, all
lands with slopes of 25 percent or greater, wetlands, and all lands located in
the Floodplain District as defined in Article XVIII of the Zoning Ordinance
EQUALS total developable
area
TOTAL developable area
MINUS area of all street and
/or road rights-of-way within the development
DIVIDED by the minimum lot
size for the district in which the project is located as specified in the
Zoning Ordinance
MULTIPLIED by two (2)
EQUALS the maximum number of
dwelling units permitted (rounded to the nearest whole number)
Applicants shall show that
the site characteristics can accommodate the proposed density. Adequate and appropriate on-site space must
be provided in each development for parking, buildings, water, sewage,
utilities, and all other infrastructure and facilities, regardless of the
maximum allowable densities.
3. BUILDING HEIGHT: No building erected in this district shall exceed
thirty-five (35) feet in height.
4. FRONTAGE ON NEAREST PUBLIC RIGHT-OF-WAY: One hundred and fifty (150) feet.
5. SITE PERIMETER BUFFER: Each development must be
situated within a permanently protected undeveloped site perimeter buffer,
identified on the site plan, not less then fifty (50) feet wide which, unless
already wooded and satisfactory to the Planning Board, is planted and
landscaped to provide a visual barrier between the development and all adjacent
property. The Planning Board may require
additional buffer width where unique circumstances of an abutting use or
property warrant. The intent is to insure
adequate screening where mixed uses abut.
The Site Perimeter Buffer can be counted toward the 50% set aside of
permanently protected Open Space.
6. SETBACKS: All structures shall be set back at least fifty (50)
feet from all adjoining property lines.
There shall be a minimum of twenty-five (25) feet between all buildings.
7. OPEN SPACE: The overall site must have a minimum of fifty percent
(50%) common open space, of which no more than twenty‑five percent (25%)
may be wetlands, slopes over twenty‑five percent (25%), or lands located
in the Floodplain District as defined in Article XVIII of the Zoning Ordinance.
This requirement does not apply to those slopes over twenty‑five percent
(25%) which have been created by prior human activity, which shall be re-graded
to less than twenty‑five percent (25%).
Open space must be contiguous in a layout acceptable to the Planning
Board. Rights-of-way, streets,
driveways, and/or parking areas shall not be counted as Open Space.
8. UTILITIES: A proposed site
shall be connected to either a community or municipal water and sewer
system. The water system within the site
shall be designed to provide the maximum flow practical for fire‑fighting
purposes as required by the State of NH Building Code (RSA 155-A). Each development shall conform to the
regulations promulgated by the NH Department of Environmental Services with
respect to water, sewerage, garbage, and other health measures. All utilities such as electric, telephone,
and cable shall be required to be placed underground.
9. LIGHTING:
Roads and main access ways to buildings shall include adequate lighting. The
use of “full cut-off” type lighting shall be required for all public areas. A
formal site-wide lighting plan shall be submitted, requiring Planning Board
approval. Lighting of common and public
areas shall be independently controlled from residential units and shall be
minimized or turned off at an agreed upon “no later than” time at night. Light trespass, nuisance glare, and
over-illumination due to excess wattage or inappropriate lighting type shall be
prohibited. Adequate lighting for
pedestrian safety shall be provided.
10. PEDESTRIAN
TRAFFIC: The use of interconnecting walkways, trails and natural walking paths
shall be an integral part of the design of any development to facilitate access
between common areas, groups of dwelling units and open space areas. Easements
shall be requested where trails or potential trails on abutting lands may allow
for a local connection. Appropriate
timing and restrictions may apply. Primary walkways and sidewalks shall meet
Americans with Disabilities Act (ADA) requirements. Trails and natural walking paths are exempt
from this requirement, but the Board encourages maximizing accessibility to
residents.
11. BUILDING
DESIGN: Architectural renderings and/or elevations of all buildings and all
accessory buildings shall be provided which the Planning Board will evaluate in
accordance with the Site Plan Review Regulations to confirm that proposed
development is an appropriate scale and arrangement in light of the underlying
zoning district, the prominence of the site, viewsheds, adjacent uses and the
surrounding neighborhood.
12. LANDSCAPE
PLAN: A landscaping plan acceptable to the Planning Board shall be provided consistent
with the Landscaping and Off Street Parking and Loading requirements in the
Site Plan Review Regulations.
13. OFF‑STREET
PARKING: Parking for this district shall be provided in the following manner,
and shall be in compliance with the appropriate subsections of off‑street
parking:
a. Two (2) spaces per dwelling unit.
b. Adequate visitor’s parking.
H. STREET REQUIREMENTS:
1. All streets and roads internal to the development shall be
privately maintained unless the Board of Selectmen, upon recommendation of the
Planning Board, presents a street to be a dedicated public roadway to the Town
Meeting and the town accepts the roadway.
2. Where retained as private ways, streets shall be posted as such by
standard street signs.
3. All streets shall be designed and constructed consistent with
local requirements, unless the Planning Board determines that a modification of
the width and/or construction standards of said streets will not be detrimental
to the circulation or the safety of the development.
4. The number of new access points to existing and proposed public
streets and major through roads shall be limited to two (2) unless otherwise
determined by the Planning Board.
I. ownership
of open space and common Areas:
1. The developer shall hold, manage and maintain Open Space, Common
Land, and Common Facilities within a Retirement Community Development until
completion of all improvements, whereupon the developer shall transfer the
ownership and management and maintenance responsibilities as set forth in
Subsections I.2 and 3 below.
2. Common Areas and Common Facilities within a Retirement Community
Development shall be owned by and bound by a homeowner’s or condominium
association or similar form of common ownership set by the developer. Membership
in said association shall be mandatory for property owners and made a required
covenant in any deed issued or passed.
Articles of association or incorporation must be acceptable to the
Planning Board and to Town Counsel.
3. Open Space shall be owned by one or a combination of the
following:
a. A homeowner’s or condominium association or
similar form of common ownership set forth by the developer;
b. A conservation trust or private nonprofit
organization such as the Society for the Protection of NH Forests, The Audubon
Society, or the Monadnock Conservancy, which has as its purpose the
preservation of open space through ownership and control;
c. The Town of Walpole, subject to acceptance by
the Town;
e. The State of New Hampshire for
permanent open space uses;
d. A private landowner such as a farmer or
forest manager that will manage it for uses consistent with the provisions of
this ordinance.
J. permanent protection of
open space: All Open Space in a
Retirement Community Development, whether held privately or in common, shall be
restricted in perpetuity as open space through the use of conservation
easements that legally restrict the development rights to that property.
1. The easement may be so worded as to permit or restrict public
access, to allow or disallow recreational development, and similar provisions.
2. The burden of the easement conveyed hereby shall run with the
property and shall be enforceable against all future owners and tenants in
perpetuity; the benefits of this easement shall not be appurtenant to any
particular parcel of land but shall be in gross and assignable or transferable
only to the State of New Hampshire, the U.S. Government, or the Town of
Walpole, consistent with Section 170(c)(1) of the U.S. Internal Revenue Code of
1986, as amended or to any qualified organization within the meaning of Section
170(h)(3) of said Code, which organization has among its purposes the
conservation and preservation of land and water areas and agrees to and is
capable of enforcing the Purposes of this Easement. Any such assignee or
transferee shall have like power of assignment or transfer.
K. SUBMISSION AND REVIEW PROCEDURE:
a. A demonstrated need for additional Retirement
housing;
b. If applicable, a Subdivision Plan showing
all the information required in the Walpole Subdivision Regulations;
c. A Site Plan showing all the information
required in the Walpole Site Plan Review Regulations;
d. Typical architectural renderings and/or
building elevations and floor plans of all proposed buildings;
e. A Landscaping Plan indicating the existing
vegetation to be retained and that to be removed as well as the type, size, and
numbers of all proposed new plantings;
f. A Lighting Plan for the entire site;
g. Copies of
all legal documents associated with the development including the Homeowners
Association By-Laws, Articles of Incorporation, protective covenants and deed
restrictions, etc.;
h. A timetable for completion of the Retirement
Community Development.
A. Any non-conforming lot, dwelling, or business may continue in its present use.
B.
When any existing non-conforming use of land or building has been
discontinued for one year the land and building shall thereafter be used only
in conformity to this Ordinance, except that the Board of Adjustment, after
public hearing, may permit the resumption of said non-conforming use.
C.
A non-conforming lot may not be voluntarily reduced in size.
D.
A non-conforming use may be expanded or enlarged or changed to another
non-conforming use after the Board of Adjustment determines, after public
hearing, that the proposed expansion, enlargement, or change will not
materially increase the hazard or nuisance value of the non-conformity.
The
five (5) member Zoning Board of Adjustment will be an elected body per RSA
673:3, commencing in 1992. The Board of Adjustment shall conform in membership
and term of office to the provisions of Chapter 673, Sections 3 and 5,
N.H.R.S.A. 1983. This Board shall act
with full powers granted said Board by Chapters 672-677.
ARTICLE XII
Administration and Enforcement
A. Administration
1. Building Permit Required: A building permit shall be required in order to erect, alter, enlarge, change the use of, relocate, remove or demolish a building; and to convert a dwelling from seasonal to year-round occupancy.
2. Exemptions: Exempted from this requirement are: buildings less than one hundred (100) square feet in size and used as an accessory building to the principal use; general repairs and maintenance; the replacing in kind of structural components; and remodeling where the purpose for which the building is to be used is not changed, or where the exterior walls of the building are not to be altered.
3. The Board of Selectmen shall issue any and all permits required when the building or land use for which the permit is sought will be in accordance with the provisions of this Ordinance or in accordance with any Variance or Special Exception granted by the Board of Adjustment.
4. A fee to cover the administrative costs of the permit process shall be determined by the Selectmen.
B. Enforcement
1. It shall be the duty of the Board of Selectmen, and the Board is hereby given power and authority, to enforce the provisions of this Ordinance.
2. Upon any well-founded information that this Ordinance is being violated, the Board of Selectmen shall take immediate steps to enforce the provisions of this Ordinance by seeking an injunction in the Superior Court or by any other appropriate action.
This ordinance may be amended by a majority vote as provided for in Chapter 675, N.H.R.S.A., 1983.
Any violation of this Ordinance shall be made punishable by a fine of not more than$100.00 for each day such violation may exist after the conviction date; provided, however, that the total fines imposed for any single violation shall not exceed $500.00.
The invalidity of any provision of this Ordinance shall not affect the validity of any other provision.
This Ordinance shall take effect upon its passage.
A.
Accessory Building means a building subordinate to the main building on the lot and used
for purposes customarily incidental to those of the main building.
B.
Building is a structure having a roof supported by columns or walls and intended
for the shelter, housing or enclosure of any individual, animal, process,
equipment, goods or materials of any kind or nature.
C.
Lot of Record means land designated as a separate and distinct parcel in a legally
recorded deed or plan filed in the records of Cheshire County, NH.
D.
Frontage means the length of a lot bordering on a public street. Where a lot borders on more than one public
street, the frontage shall be on that street on which the lot has the greatest
length, unless otherwise designated by the owner.
E.
Public Street means any highway, street, road, avenue, land or other right-of-way
over which the public has a right to pass and repass, and which the State,
County or Municipality has a responsibility to maintain.
F.
Trailer means any vehicle or similar portable structure used, and intended to
be used, as an office, shop or dwelling having no foundation other than wheels,
hacks or skirting, and having none of the following: running water, sanitary
facilities, bath facilities, and toilet.
G.
Mobile Home means any structure, transportable in one or more sections, which in
the traveling mode, is 8 body feet or more in width, and 40 body feet or more
in length, or when erected on site, is 320 square feet or more, and which is
built on a permanent chassis and designed to be used as a dwelling with or without
a permanent foundation when connected to required utilities, which include
plumbing, heating and electrical heating systems contained therein.
H.
Mobile Home Park means the land on which two or more mobile homes are parked and
occupied for living purposes, regardless of whether or not a charge is made for
such accommodations.
I.
Tourist Home means any place consisting of a room or groups of rooms located in a
residence where transient accommodations for sleeping or living purposes are
provided for a price.
J.
Home Products, Products and Crafts mean and include everything of an
agricultural nature grown, produced, conditioned, or otherwise processed on the
property of the resident, also such articles as are manufactured or altered by
members of the household or bona fide resident of any property.
K.
Non-Conforming Use means the use of any building, structure or land which does not conform
to the use regulations of the district in which it is located.
L.
Sign means
a structure, building wall or other outdoor surface or any device used for
visual communication which is used for the purpose of bringing the subject
thereof to the attention of the public, or to display, identify and publicize
the name or product or service of any person.
M.
A Wall Sign is defined as any sign attached to, painted on, or applied to a
building. All wall signs shall be
located on the primary building in which a permitted non-residential use takes
place and shall not extend above the roof line of the building. A sign that is affixed to a building shall
lie flat against the wall showing only one face.
N.
A free-standing sign is defined as any sign not attached to a
building. Structural elements of a
free-standing sign shall not be used in calculating the area of such sign. A free-standing sign may have two sides
exhibiting advertising matter, and only one side shall be used in calculating
the area of such sign.
O.
Planning Board is a board of seven members elected by the voters and whose function,
among other duties, is the study of a preparation of the Zoning Ordinance and
any amendments thereto.
P. Dwelling: Means a building of common foundation. A one or two family dwelling will share
the same
foundation per lot.
Flood Plain
District
Preamble:
The following regulations in this ordinance shall
apply to all lands designated as special flood hazard areas by the Federal
Emergency Management Agency (FEMA) in its “Flood Insurance Study for the County
of Cheshire, NH” dated May 23, 2006 or as amended, together with the associated
Flood Insurance Rate Maps dated May 23, 2006 or as amended, which are declared
to be part of this ordinance and are hereby incorporated by reference.
The purpose of establishing a Flood Plain District
is to promote the public health, safety, and general welfare, and to minimize
public and private losses due to flood conditions in specific areas by
provisions designed:
1.
Restricting or prohibiting uses which are dangerous to health, safety,
and property due to water or erosion hazards, or which result in damaging
increases in erosion or in flood heights or velocities.
2.
Requiring that uses vulnerable to floods, including facilities that
serve such uses, be protected against flood damage at the time of initial
construction.
3.
Controlling the alteration of natural flood plains, stream channels and
natural protective barriers, which help accommodate or channel flood waters.
4.
Controlling, filling, grading, dredging, or other development which may
increase flood damage; and
5.
Preventing or regulating the construction of flood barriers which will
unnaturally divert flood waters or which may increase flood hazards in other
areas.
Item I
A.
Definitions:
1.
Area of Special Flood Hazard is the land in the flood
plain within the Town of Walpole subject to a 1 percent or greater chance of
flooding in any given year. The area may
be designated as Zone A on the Flood Insurance Rate Map.
2.
Base Flood means the flood level
having a one-percent possibility of being equaled or exceeded in any given
year.
3.
Basement means any area of a
building having its floor sub-grade on all sides.
4.
Development means any man-made change
to improved or unimproved real estate, including but not limited to building or
other structures, mining, dredging, filling, grading, paving, excavation or drilling
operations or storage of equipment or materials.
5.
Flood Insurance Rate Map (FIRM) means the official
map incorporated with this ordinance, on which FEMA has delineated both the
special flood hazard areas and the risk premium zones applicable to the Town of
Walpole.
6.
Flood Insurance Study see flood elevation study.
7.
Floodway see regulatory floodway.
8.
Flood or Flooding means a general and
temporary condition of partial or complete inundation of normally dry land
areas from:
9.
Flood Elevation Study means an examination,
evaluation, and determination of flood hazards and, if appropriate,
corresponding water surface elevations, or an examination and determination of
mudslide or flood-related erosion hazards.
10.
Floodplain or Flood-Prone
Area
means any land area susceptible to being inundated by water from any source
(see definition of flooding).
11.
Flood Proofing means any combination of
structural and non-structural additions, changes, or adjustments to structures
which reduce or eliminate flood damage to real estate or improved real
property, water and sanitary facilities, structures and their contents.
12.
Functionally Dependent Use means a use which cannot
perform its intended purpose unless it is located or carried out in close
proximity to water. The term includes
only docking and port facilities that are necessary for the loading/unloading
of cargo or passengers, and ship building/repair facilities but does not
include long-term storage or related manufacturing facilities.
13.
Highest Adjacent Grade means the highest natural
elevation of the ground surface prior to construction next to the proposed
walls of a structure.
14.
Historic Structure means any structure that
is:
a. Listed individually in the National Register of Historic Places (A listing maintained by the Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register;
1.
By an approved state program as determined the Secretary of the
Interior, or
2.
Directly by the Secretary of the Interior in states without approved
programs.
15.
Lowest Floor means the lowest floor of
the lowest enclosed area (including basement).
An unfinished or flood resistant enclosure, usable solely for parking of
vehicles, building access or storage in an area other than a basement area is
not considered a building’s lowest floor; provided that such an enclosure is
not built so as to render the structure in violation of the applicable
non-elevation design requirements of this ordinance.
16.
Manufactured Home means a structure,
transportable in one or more sections which is built on a permanent chassis and
is designed for use with or without a permanent foundation when attached to the
required utilities. For floodplain
management purposes the term “manufactured home” includes park trailers, travel
trailers, and other similar vehicles placed on site for greater that 180
consecutive days. This includes
manufactured homes located in a manufactured home park or subdivision.
17.
Manufactured Home Park or
Subdivision means a parcel (or contiguous parcels) of land divided into two or
more manufactured home lots for rent or sale.
18.
Mean Sea Level means the National Geodetic
Vertical Datum (NGVD) of 1929 or other datum, to which base flood elevations
shown on a community’s Flood Insurance Rate Map are referenced.
19.
New Construction means, for the purposes of
determining insurance rates, structures for which the “start of construction”
commenced on or after the effective date of an initial FIRM or after December
31, 1974, whichever is later, and includes any subsequent improvements to such
structures. For floodplain management
purposes, new construction means
structures for which the start of
construction commenced on or after the effective date of a floodplain
management regulation adopted by a community and includes any subsequent
improvements to such structures.
20.
100 Year Flood see “Base Flood”
21.
Recreational Vehicle means a vehicle which is:
(a) Built on a single chassis;
(b) 400 square feet or less when measured at the
largest horizontal projection;
(c) Designed to be self-propelled or permanently
towable by a light duty truck; and
(d) Designed primarily not for use as a permanent
dwelling but as temporary living quarters for recreational, camping, travel or
seasonal use.
22.
Regulatory Floodway means the channel of a
river or other watercourse and the adjacent land areas that must be reserved in
order to discharge the base flood without cumulatively increasing the water
surface elevation more than a designated height.
23.
Special Flood Hazard Area see “area of special flood hazard”
24.
Structure means for flood plain management
purposes a walled and roofed building, including a gas or liquid storage tank,
that is principally above ground, as well as a manufactured home.
25.
Start of Construction includes substantial
improvement, and means the date the building permit was issued, provided the
actual start of construction, repair, reconstruction, rehabilitation, addition
placement, or other improvement was within 180 days of the permit date. The actual start means either the first
placement of permanent construction of a structure on a site, such as the
pouring of slab or footings, the installation of piles, the construction of
columns, or any work beyond the stage of excavation; or the placement of a
manufactured home on a foundation. Permanent
construction does not include land preparation such as clearing, grading, and
filling; nor does it include the installation of streets and/or walkways; nor
does it include excavation for a basement, footings, piers, or foundations or
the erection of temporary forms; nor does it include the installation on the
property of accessory buildings, such as garages or sheds not occupied as
dwelling units or not part of the main structure.
26.
Substantial Damage means damage of any origin
sustained by a structure whereby the cost of restoring the structure to its
before damaged condition would equal or exceed fifty percent of the market
value of the structure before the damage occurred.
27.
Substantial Improvement means any combination of
repairs, reconstruction, alteration, or improvements to a structure in which
the cumulative cost equals or exceeds fifty percent of the market value of the
structure. The market value of the
structure should equal 1. The appraised
value prior to the start of the initial repair or improvement, or 2. In the case of damage, the value of the
structure prior to the damage occurring.
For the purposes of this definition, “Substantial improvements” is
considered to occur when the first alteration of any wall, ceiling, floor, or
other structural part of the building commences, whether or not that alteration
affects the external dimensions of the structure. This Term includes structures, which have
incurred substantial damage, regardless of actual repair work performed. The Term does not, however, include any
project for improvement of a structure required to comply with existing health,
sanitary, or safety code specification which are solely necessary to assure
safe living conditions or any alteration of a “historic structure”, provided
that the alteration will not prelude the structures’ continues designation as a
“historic structure”.
28.
Violation means the failure of a
structure or other development to be fully compliant with the community’s flood
plain management regulations. A
structure or other development without the elevation certificate, other
certifications, or other evidence of compliance required in 44CFR ()
60.3(b)(5), (c)(4), (c)(10), (d)(3), (e)(2), (e)(4), or (e)(5) is presumed to
be in violation until such time as that documentation is provided.
29.
Water Surface Elevation means the height, in
relation to the National Geodetic Vertical Datum (NGVD) of 1929, (or other
datum, where specified) of floods of various magnitudes and frequencies in the
floodplains.
B.
Boundaries:
The Flood Plain District includes all special flood hazard
areas south of Cold River designated as Zone A on the Walpole Flood Insurance
Rate Map.
C.
Regulations:
1.
In the Flood Plain District all development is prohibited except by
Special Exception.
2.
No Special Exception shall be granted for placement of manufactured
housing within the Flood Plain District.
3.
The proposed development must be otherwise permitted in the underlying
district.
4.
Certification by a NH registered professional engineer must be provided
by the applicant demonstrating that the proposed development in a floodway will
not result in any increase in flood levels during the occurrence of the 100
year flood.
5.
Any proposed new construction or substantial improvement (50% or more
of the market value of structure including prefabricated) must (1) Be designed
(or modified) and anchored to prevent flotation, collapse, or lateral movement
of the structure, (2) Use construction materials and utility equipment that are
resistant to flood damage, and (3) Use construction methods and practices that
will minimize flood damage.
6.
All new construction and substantial improvement of structures have the
lower floor elevated or flood proofed to or above the base flood level.
7.
All new and replacement water and sewer systems be located, designed,
and constructed to minimize infiltration and impairment by floodwaters.
8.
Obtain permits for all proposed development within the Flood Plain
District.
9.
Provide evidence that all necessary permits have been received from
these governmental agencies as required by federal or state law.
Item II
All proposed development in any special flood hazard
areas shall require a permit.
Item III
The Selectmen shall review all building permit
applications for new construction or substantial improvements to determine
whether proposed building sites will be reasonably safe from flooding. If a proposed building site is in a
flood-prone area, all new construction or substantial improvements shall:
Item IV
Where new or replacement
water and sewer systems (including on-site systems) are proposed in flood-prone
areas the applicant shall provide the Selectmen with assurance that these
systems will be designed to minimize or eliminate infiltration of flood waters
into the systems and discharges from the systems into flood waters, and on-site
waste disposal systems will be located to avoid impairment to them or
contamination from them during periods of flooding.
Item V
The Selectmen shall maintain
for public inspection, and furnish upon request, any certification of
flood-proofing and the as built elevation (in relation to mean sea level) of
the lowest floor (including basement) of all new or substantially improved
structures, and include whether or not such structures contain a basement. If the structure has been flood-proofed, the
as built elevation (in relation to mean sea level) to which the structure was
flood-proofed. This information must be
furnished by the applicant.
Item VI
The Selectmen shall review
proposed developments to assure that all necessary permits have been received
from those governmental agencies from which approval is required by federal or
state law, including Section 404 of the Federal Water Pollution Control Act
Amendments of 1972, 33 U.S.C. 1334. It
shall be the responsibility of the applicant to certify these assurances to the
Selectmen.
Item VII
Item VIII
1.
In special flood hazard areas the Selectmen shall determine the 100
year flood elevation in the following order of precedence according to the data
available:
2.
The Selectmen’s 100-year flood elevation determination will be used as
criteria for requiring in Zones A, A1-30, AE, AH, AO, and A that:
1.
Be flood-proofed so that below the 100 year flood elevation the
structure is watertight with walls substantially impermeable to the passage of
water;
2.
Have structural components capable of resisting hydrostatic and
hydrodynamic loads and the effects of buoyancy; and
3.
Be certified by a registered professional engineer or architect that
the design and methods of construction are in accordance with accepted
standards of practice for meeting the provisions of this section;
f. All recreational vehicles placed on sites within Zones A shall either:
(i) be
on the site for fewer than 180 consecutive days;
(ii) be
fully licensed and ready for highway use; or
(iii) meet
all standards of Section 60.3 (b) (1) of the National Flood Insurance
Program Regulations and the elevation
and anchoring requirements for
“manufactured homes” in Paragraph (c)
(6) of Section 60.3.
Item IX - Variances and Appeals:
1. Any order, requirement, decision or determination of the
building inspector made under this ordinance may be appealed to the Zoning
Board of Adjustment as set forth in RSA 676:5.
2. If the applicant, upon appeal, requests a variance as
authorized by RSA 674:33, I (b), the applicant shall have the burden of showing
in addition to the usual variance standards, under state law that:
a. the variance will not result in
increased flood heights, additional threats to public safety, or extraordinary
public expense.
b. if the requested variance is for
activity within a designated regulatory floodway, no increase in flood levels
during the base flood discharge will result.
c. the variance is the minimum necessary,
considering the flood hazard, to afford
relief.
3. The Zoning Board of Adjustment shall
notify the applicant in writing that:
a. the issuance of a variance to construct below the base flood
level will result in increased premium rates for flood insurance up to amounts
as high as $25 for $100 of insurance coverage, and
b. such construction below the base flood level increases risks
to life and property.
Such notification shall be
maintained with a record of all variance actions.
4. The community shall:
a. maintain a record of all variance actions, including the
justifications for their issuance, and
b. report such variances issued in its annual or biennial
report submitted to FEMA’s Federal Insurance Administrator.