[Amended 8-5-2025 by Ord. No. 25-82]
The purpose of the Urban Commercial District is to provide general sales, services and business space in the Town of Gorham. Within this district, the redevelopment of parcels in a manner that is consistent with the "village character" is encouraged.
[Amended 1-5-2021; 7-5-2022; 8-5-2025 by Ord. No. 25-82]
The following are permitted uses in the Urban Commercial District:
A. 
Any building or use listed under Article 1-9, Village Centers District.
B. 
Retail businesses and service establishments.
C. 
Accessory uses and buildings, including a caretaker unit.
D. 
Municipal building or use.
E. 
Rooming house, excluding collegiate Greek system residences.
F. 
Funeral home.
G. 
Place of public assembly, including indoor theater.
H. 
School, hospital, church, or any other institution of educational, religious, philanthropic, fraternal organization, or social nature which is not used for residential occupancy which has less than 2,000 square feet of floor area and which generates fewer than 200 vehicle trips during any twenty-four-hour period.
I. 
Public utility facilities, including substations, pumping stations and exchange buildings.
J. 
Drive-through service which is accessory to a permitted use.
K. 
Bed-and-breakfast establishment.
L. 
Bed-and-breakfast establishment with public dining as an accessory use.
M. 
Inn.
N. 
Residential dwelling units part of a mixed-use development.
O. 
Office of contractor or tradesperson.
[Amended 8-5-2025 by Ord. No. 25-82]
The following are special exceptions in the Urban Commercial District:
A. 
Day-care center.
B. 
School, hospital, church or any other institution of education, religious, philanthropic, fraternal organization or social nature which is not used for residential occupancy which has 2,000 or more square feet of floor area or which generates 200 or more vehicle trips during any twenty-four-hour period.
[Amended 1-5-2021; 3-4-2025 by Ord. No. 25-24]
A. 
Urban Commercial District:
(1) 
Minimum lot size: None.*
(2) 
Minimum area per dwelling unit:* 10,000 square feet.**
(3) 
Minimum street frontage: None.
(4) 
Minimum front yard setback: 10 feet.*
(5) 
Maximum front yard setback: 25 feet.
(6) 
Minimum side and rear setbacks: 5 feet, except as otherwise required by the buffer provisions of this Land Use and Development Code.
(7) 
Maximum building height: None.
*
The space standards for residential uses shall be the same as for the Urban Residential District. The Urban Residential District space standards do not apply to mixed-use buildings.
**
Minimum area per dwelling unit for existing buildings being converted to mixed-use buildings may utilize the space standards under Part 2, Article 2-4, § 300-2.30, Mixed-use developments.
B. 
Notwithstanding the provisions of this § 300-1.52, an auxiliary public utility structure is exempt from the minimum lot size, street frontage requirements, and open space requirements of this district. Structures must meet setback requirements. Additional screening and buffering can be requested by the Planning Board.
[Amended 1-5-2021; 8-2-2022; 3-12-2024 by Ord. No. 24-32]
All buildings, structures and uses shall conform to the following additional performance standards: a) the general performance standards of Part 2; b) the site plan approval criteria and standards of Part 4, § 300-4.9, where applicable; and c) the following additional performance standards. If there is conflict between the various standards of performance, the more restrictive provision shall apply.
A. 
Access into the site. In addition to being safe and convenient, vehicular access into the site shall be designed to minimize traffic delays on the streets providing access to the site and shall meet the following requirements:
(1) 
Entrances to uses in this district shall be combined to the maximum extent possible.
(2) 
Each parcel having frontage on Main Street shall be limited to a maximum of one entrance from Main Street at a location determined by the Planning Board to be consistent with the purposes of this zoning district. The Planning Board may further restrict access from Main Street when alternative access is available.
(3) 
A parcel that does not have frontage on Main Street shall not be granted vehicular access from Main Street except in cases where:
(a) 
Access will be provided through a combined entrance with another parcel; and
(b) 
The Planning Board determines that the increased use will not have a negative impact on Main Street traffic flow.
B. 
Egress from the site. Vehicular egress from the site shall be designed to minimize the impact on Main Street traffic and the degradation of the character of the village and shall meet the following requirements:
(1) 
Exits from uses in this district shall be combined to the maximum extent possible.
(2) 
The creation of new vehicle exits onto Main Street shall be permitted only if the Planning Board finds that no other reasonable alternative exists. In this case, each parcel shall be limited to a maximum of one exit onto Main Street at a location determined by the Planning Board to be consistent with the purposes of this zoning district.
(3) 
A parcel that does not have frontage on Main Street shall not be granted vehicular egress to Main Street except in cases where:
(a) 
Egress will be provided through a combined exit with another parcel; and
(b) 
The Planning Board determines that the increased use will not have a negative impact on Main Street traffic flow.
C. 
Vehicular circulation between parking lots. Provisions shall be made for the interconnection of nonresidential parking lots on adjacent parcels where feasible and appropriate to allow vehicular circulation between lots without having to go onto the public street. Such interconnections shall be designed to minimize the potential for the parking areas to be used as a "short cut" by traffic.
D. 
Parking locations. Parking shall be designed to reinforce the "village character." No off-street parking shall be located within any required front setback. No portion of the lot in front of the front building line shall be used for off-street parking. Parking may be located in the side and rear setbacks if the Planning Board determines that the proposed design constitutes a creative parking solution that maximizes parking, encourages shared parking and/or cross access with adjacent properties. When allowing parking spaces within any side or rear setback, the Planning Board shall review a landscape plan provided by a licensed landscape architect detailing how the proposed parking spaces' visual impacts shall be minimized to the abutters and from public rights-of way through the use of plantings, stonewalls, hardscape features, berms and/or fencing.
E. 
Reduction in off-street parking. The amount of off-street parking required by Part 2, Article 2-2, Parking, Loading and Traffic, may be reduced for uses in this district in accordance with the provisions of Article 2-2.
F. 
Relationship of the building to the street.
(1) 
Buildings shall be located on the lot in a manner that reinforces the "village character." Where an established village-scale setback relationship exists, a new building shall maintain the established relationship. If an established setback relationship does not exist, the building shall be located so that the front wall of the building is either:
(a) 
Within 30 feet of the front property line; or
(b) 
More than 100 feet from the front property line
(2) 
If the front wall of a building is located within 30 feet of the property line, the area between the building and street shall be used for pedestrian amenities, walkways and landscaping. No accessory buildings are permitted within this area.
(3) 
If the front wall of a building is located more than 30 feet from the property line, the front yard shall be treated with structural elements, accessory buildings and/or landscaping to establish a visual sense of a village-scale setback. In no event shall any accessory structure be located closer than any principal structure to a street abutting the lot.
(4) 
For new buildings on corner lots, the setback relationship of both streets shall be maintained where possible to avoid the creation of "empty corners."
G. 
Pedestrian relationships and facilities.
(1) 
Where sidewalks exist or can be constructed in front of the parcel, the site shall be designed to provide for pedestrian access to the front entrance of the building without the need to cross parking areas or access drives if the front wall of the building is located within 100 feet of the property line. The walkway to the front entrance shall be constructed with materials that contrast with the paving of the vehicular areas, that provide a safe and inviting access to the building, and that are visually compatible with other pedestrian facilities in the neighborhood. If a sidewalk along the street is interrupted or crossed by a proposed driveway, access road or other vehicular facility, the sidewalk material or design must be maintained across the driveway or another visually compatible method used to clearly delineate the sidewalk from the drive.
(2) 
Provisions shall be made for pedestrian circulation between buildings and uses within a site or on adjacent parcels if the buildings do not have a direct relationship to the sidewalk or if the front wall of the building is located more than 100 feet from the property line.
H. 
Motor vehicle facilities and services. The location and design of facilities for motor vehicles, including driveways, access roads, drive-through facilities, and service and fueling areas, shall be compatible with the "village character." Service facilities shall not be located between the front wall of the building and the street or between the building and Main Street. Access drives, driveways and entrances or exits to drive-through services shall not pass between the front wall of the building and the sidewalk where a sidewalk exists or will be created if the building is located within 100 feet of the street. Overhead doors and service areas shall be located on the side or rear of the building and shall be screened from view from a public street. Facilities for the dispensing of fuel shall be located at the side of the principal building. Drive-through services shall be designed to keep vehicular activity to the side and/or rear of the building and shall prevent the queuing of vehicles between the front wall of the building and the street or in other areas where it is visually intrusive or creates traffic problems.
I. 
Street facades. All buildings shall be designed so that the front wall of the building and any wall facing Main Street that is not a front wall have the visual appearance of a front facade. The facade shall incorporate pedestrian-scale design features such as doors and windows to create a "village character." Windows or architectural treatments designed to simulate windows shall comprise no less than 20% of the exterior wall surface. The facade shall be designed to avoid large areas of blank wall space.
J. 
Signs. In addition to the requirements of Part 2, Article 2-3, Signs, all signs shall maintain the "village character," be of a pedestrian scale, and shall be located to be visually compatible with the site and the building. All signs shall comply with the following standards:
(1) 
Freestanding signs shall be limited to a maximum height of eight feet.
(2) 
Signs shall not be located on roofs.
(3) 
Attached or projecting signs shall not extend above the roof line for flat roofs or the ridge line of pitched roofs.
(4) 
Internally illuminated signs shall be prohibited.
K. 
Roof lines. Roofs shall be designed to maintain the "village character." All new buildings and additions shall have pitched or gabled roofs to the extent practical. If a pitched roof is not practical, false building fronts shall be used to imitate pitched roofs. Accessory buildings, canopies and other structures shall have roof lines that are visually compatible with the roof line of the principal building.
L. 
Building materials. Buildings shall be compatible with the "village character." The exterior surface of all facades that are visible from a public street shall use traditional New England materials or materials which replicate traditional materials such as vinyl clapboard siding, masonry units that replicate shake or clapboard siding, or metal or plastic roofing that simulates shake or shingle roofing. The use of flat concrete block, corrugated or flat metal, fiberglass, or plastic panels, reflective materials, stucco, or products such as T-111 or plywood on facades visible from public streets is not permitted. The treatment of accessory buildings and structures shall be compatible with the principal building and shall use similar materials, details and level of trim.
M. 
Lighting. Exterior lighting shall be compatible with the "village character." Exterior lighting shall be designed to provide only the minimum lighting necessary to ensure adequate vision, safety and comfort in parking areas and to not cause glare beyond the limits of the property boundaries. Lighting shall also conform to the following standards:
(1) 
At a minimum, light fixtures shall have a total cutoff of light at no more than 90° and a beam cutoff of no more than 75°.
(2) 
The illumination of parking lots shall provide for a uniformity ratio of not more than 4:1 (ratio of average to minimum illuminance) to provide for an even distribution of light.
(3) 
The maximum illumination level within parking lots shall be not more than 6.0 footcandles measured at the ground surface.
(4) 
The maximum illumination level at the property line with abutting properties in a residential district shall be not more than 0.2 footcandle.
(5) 
The lighting of canopies shall not be used to attract attention to the business. Areas under canopies shall be illuminated so that the uniformity ratio (ratio of average to minimum illuminance) shall be no greater than 3:1, with an average illumination level of not more than 30 footcandles.
(6) 
Light fixtures located on canopies shall be mounted so that the lens cover is recessed or flush with the ceiling of the canopy.
(7) 
The illumination of other areas and facilities may be greater than the level established for parking lots, provided that the lighting level and design are consistent with the guidelines of the Illuminating Engineering Society of North America (IESNA) Lighting Handbook.
(8) 
Building-mounted or wall pack lighting fixtures that have lamps or reflectors that are exposed to angles greater than 45° above nadir are prohibited.
(9) 
The maximum light fixture height shall be 20 feet for parking lots with less than 20,000 square feet of area, 25 feet for parking lots with 20,000 to 80,000 square feet of area and 30 feet for lots larger than 80,000 square feet.
(10) 
Awnings shall not be illuminated in a manner that results in light being emitted through the awning material or that results in the awning appearing to be illuminated.
(11) 
The color of light fixtures and poles shall be compatible with the "village character." No colors intended to accent the fixtures or poles shall be permitted.
(12) 
Lamps in exterior light fixtures shall be incandescent, metal halide or high-pressure sodium. Low-pressure sodium lamps are prohibited.
(13) 
The use of exterior string lighting shall be prohibited except as part of seasonal holiday displays and is allowed only when associated with restaurant outdoor dining. Lights may not be blinking, running or otherwise activated.
(14) 
Lighting that outlines the building or building features shall be prohibited.
(15) 
Period or historical fixtures that do not meet these requirements may be used as an alternative to conventional lighting, provided that if the fixtures are not cutoff fixtures the maximum initial lumens generated by each fixture shall not exceed 2,000 for incandescent lamps and 8,500 for metal halide lamps if the lamp is internally recessed within the fixture or is shielded by internal louvers or refractors, and the mounting height shall not exceed 15 feet above the adjacent ground.
(16) 
A photometric point-by-point analysis, on a grid no larger than 20 feet, shall be submitted to the Planning Board for review for all major developments requiring site plan review, applications involving increased security risks such as banks and ATMs, and applications for uses regularly open after 9:00 p.m. The grid shall extend to all project property boundaries.