[Amended 8-5-2025 by Ord. No. 25-82]
The purpose of the Narragansett Mixed-Use Development District is to allow a mixed-use zoning district subject to performance standards with the following objectives:
A. 
Promote innovative and attractive mixed-use planned development with access off internal streets when feasible;
B. 
Promote good quality commercial, light industrial and specialty enterprises and/or mixed-use growth which sustain growth in the economic base and job opportunities;
C. 
Promote efficient use of land and of such public facilities as streets, utilities and, when economically feasible, extension of public water and sewer;
D. 
Promote commercial and residential development which complements uses within Gorham Village and is compatible with respect to the character of Gorham Village.
[Amended 3-6-2018; 4-6-2021; 10-5-2021; 8-5-2025 by Ord. No. 25-82]
The following are permitted uses in the Narragansett Mixed-Use Development District:
A. 
Commercial uses:
(1) 
Drive-through services.
(2) 
Business or professional offices.
(3) 
Research and development laboratories which are exclusively located indoors.
(4) 
Production, fabrication, processing, assembling, packing, storing and distribution of:
(a) 
Precision electrical or precision mechanical equipment.
(b) 
Optical goods, business machines, precision instruments, surgical and dental instruments.
(c) 
Pharmaceutical, toiletry and cosmetics.
(d) 
Any other use of the same general character as any of the uses listed above.
(5) 
Printing, engraving, bookbinding and other similar services.
(6) 
Offices for executive, administrative and data processing activities.
(7) 
Inn, motel and hotel.
(8) 
Commercial schools.
(9) 
Indoor/Outdoor recreational facilities.
(10) 
Utility substations.
(11) 
Schools, day-care centers, nursery schools, churches or any other institutions of an educational, philanthropic, fraternal or social nature with 2,000 square feet or less of gross floor area or 200 vehicle trips or less in a day.
(12) 
Office of a contractor or tradesperson.
(13) 
Conference center or banquet hall.
(14) 
Automotive repair.
(15) 
Business services.
(16) 
Repair services which are exclusively located indoors.
(17) 
Use and buildings that are accessory to the above-mentioned uses, including caretaker units and parking lots.
(18) 
Medical or quick-care facilities.
(19) 
Light industrial.
(20) 
Mobile vending units.
B. 
Commercial uses which are only permitted as part of a mixed-use development:
(1) 
Retail stores with less than 7,000 square feet of gross floor area.
(2) 
Shopping centers with individual stores having less than 7,000 square feet of gross floor area.
(3) 
Personal service with 2,000 square feet or less of gross floor area.
C. 
Residential uses. As part of a mixed use development:
(1) 
Multifamily housing as part of a mixed-use development.
(2) 
Residential uses on the upper floors with commercial uses located on the first floor.
(3) 
Accessory uses, including home occupations.
[Amended 8-5-2025 by Ord. No. 25-82]
The following are special exceptions in the Narragansett Mixed-Use Development District: schools, day-care centers, nursery schools, hospitals, churches or any other institutions of an educational, philanthropic, fraternal or social nature with more than 2,000 square feet of gross floor area or 200 vehicle trips or more in a day.
A. 
Development standards.
(1) 
The developable area of all lots shall be based on the gross lot area of the proposed site.
(2) 
The total gross floor area of all the nonresidential uses shall not exceed 30% of the gross area of the parcel dedicated to such uses. No more than 70% of the gross lot area of the nonresidential parcel may be covered with buildings, structures, accessory uses such as parking lots and other impervious surfaces.
B. 
Nonresidential space standards.
(1) 
Minimum lot size: 20,000 square feet.
(2) 
Minimum street frontage: 100 feet.
(3) 
Minimum front yard: 50 feet along Narragansett Street and a twenty-five-foot minimum or 65 feet maximum for all other streets.
(4) 
Minimum side and rear yard: 20 feet; or for structures taller than 40 feet in height, the required setback is 1.5 times the building height.
[Amended 4-6-2021]
(5) 
Maximum building height: 50 feet or four stories, whichever is greater.
C. 
Mixed-use residential space standards. Space standards for mixed-use development:
(1) 
Minimum lot size: 20,000 square feet.
(2) 
Minimum net acreage per dwelling unit: 6,000 square feet.
(3) 
Minimum street frontage: 75 feet.
(4) 
Minimum front yard: 50 feet along Narragansett Street and a twenty-five-foot minimum or fifty-foot maximum for all other streets.
(5) 
Minimum side and rear yard: 20 feet or two times the building height, whichever is greater.
(6) 
Maximum building height: 50 feet or four stories, whichever is greater.
(7) 
Residential gross floor area shall be limited to 40% of the total gross floor area of a mixed-use structure or development.
D. 
Notwithstanding the provisions of this § 300-1.85, an auxiliary public utility structure is exempt from the minimum lot size, street frontage, net acreage, gross floor area and dedicated open space requirements of this district.
[Amended 8-1-2023 by Ord. No. 23-104; 3-12-2024 by Ord. No. 24-32; 8-5-2025 by Ord. No. 25-82]
A. 
Lot layout.
(1) 
Lots abutting multiple streets shall be oriented so the front of the building faces the street of lower classification. Lots with frontage on Narragansett Street shall meet the standards listed in Subsection F of this section. For lots with frontage on both Narragansett Street and another street, the buildings, parking lots and access drives shall be located a minimum of 75 feet from Narragansett Street.
(2) 
Large parcels shall be developed to create a business or office park environment. Mixed uses are permitted in an office/business park type of development.
(3) 
Mixed-use developments can consist of a mix of residential and commercial lots and/or a mix of residential and commercial buildings.
B. 
Buffer yards.
(1) 
Screening of nonresidential uses. Nonresidential uses shall be screened from adjacent residential zoning districts and developments by a buffer yard of 20 feet in width containing at least three canopy trees, six understory trees and nine shrubs per 100 feet of length along the perimeter of the lot line adjacent to the residential use.
(2) 
Screening along public roadways. Development adjacent to public roadways shall be screened as follows:
(a) 
Abutting Narragansett Street and Bernard Rines Bypass: a buffer yard 40 feet in width containing at least four canopy trees, eight understory trees and 12 shrubs per 100 feet of frontage.
(b) 
Abutting a local street and facing nonresidential or mixed uses: a buffer yard 10 feet in width containing at least one canopy tree per 100 feet of frontage.
(c) 
Abutting a public street and facing a residential use: a buffer yard 15 feet in width containing at least two canopy trees, four understory trees and six shrubs per 100 feet of frontage.
(3) 
Canopy trees deciduous, shade or evergreen trees shall be planted at three inches to 3 1/2 inches in caliper, with a mature height of at least 35 feet. Understory trees shall be deciduous shade, fruit or evergreen trees planted at two inches to 2 1/2 inches in caliper, with a mature height of at least 12 feet.
(4) 
Alternative buffers and screening. In lieu of compliance with the above buffer yard and screening requirements, a developer may submit a detailed plan and specification for landscaping and screening which will afford a degree of buffering and screening equivalent to or exceeding that provided by the above requirements.
(5) 
Parking lot landscaping. At least 10% of the interior surface of any parking area containing 20 or more parking spaces shall consist of landscaped islands which shall be composed of shrubs and trees and other landscaping materials. The interior surface of a parking area shall be derived by computing the area within the general perimeter of contiguous areas containing parking spaces, maneuvering areas behind the spaces and landscaping areas within such perimeter, except that required setback areas and buffers shall not be included in the interior area computation.
(6) 
Screening of refuse collection facilities. Uses within the development shall provide secure, safe and sanitary facilities for the storage and pickup of refuse. Such facilities shall be convenient to collection and shall be appropriate to the type and size of the use being served. All refuse storage facilities shall be screened by a solid wall, fence, tight evergreen hedge, or combination of the above. Such screening shall be of sufficient height and design to effectively screen the facility from the view from adjacent residential uses and streets and from adjacent properties.
(7) 
Maintenance of landscaping. All required landscaping and screening shall be maintained or replanted as necessary so as to continue its effectiveness.
C. 
Parking lot standards.
(1) 
Parking lots between the front wall of any building and the street shall be limited to one row of parking spaces, the access driveway and walkway into the buildings.
(2) 
All other parking shall be located to the side and rear of the building.
D. 
Lot access.
(1) 
Entrances to uses in this district shall be combined to the maximum extent possible.
(2) 
For lots with frontage on both Narragansett Street and another street, the access drives shall be located off the street of lower classification unless the Planning Board finds that no safe alternative exists.
(3) 
A parcel that does not have frontage on Narragansett Street shall not be granted vehicular access from Narragansett Street except in cases where:
(a) 
Access will be provided through a combined entrance with another parcel which has frontage on Narragansett Street.
(b) 
The driveway will meet state and local requirements.
(c) 
The Planning Board determines that the increased use will not have a negative impact on Narragansett Street traffic flow.
E. 
Public utilities.
(1) 
All large-scale developments and subdivisions shall connect to public sewer and water meeting the requirements of the Portland Water District and the Town of Gorham.
(a) 
The Planning Board may grant a waiver for the requirements of the extension of public sewer if the lot is located greater than 100 feet from the nearest connection to a public sanitary sewer and the connection to the public sanitary sewer would cause an undue hardship to the developer, as determined by the Planning Board.
(b) 
The Planning Board may grant a waiver for the requirements of the extension of public water if the lot is located greater than 200 feet from the nearest connection to the public water supply and the proposal meets the determination of unreasonable costs under Part 2, § 300-2.48, Provision of public water supply, Subsection E, Exemption from public water supply requirements.
F. 
Narragansett Street design standards. Buildings with frontage along Narragansett Street shall conform to the below standards.
(1) 
All nonresidential principal buildings and structures with frontage along Narragansett Street shall be designed in a traditional New England Village style.
(2) 
All buildings shall be designed so that the front wall of the building and any wall facing Narragansett Street that is not a front wall has 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, blank wall space.
(3) 
Roofs shall be designed to maintain the New England village character. All new buildings and additions shall have pitched or gabled roofs to the extent possible. 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.
(4) 
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.
G. 
Design standards. Except as outlined above, all buildings, structures and lots within the Narragansett Mixed-Use Development District shall comply with the below standards.
(1) 
Building and other structure materials.
(a) 
The predominant exterior building materials shall be of high-quality materials, including, but not limited to, wood or vinyl clapboard siding, masonry units that replicate shake or clapboard siding, brick, sandstone, wood, native stone and tinted/textured concrete masonry units and/or glass products or metal or plastic roofing that simulates shake or shingle roofing. Simulated material may be substituted for any of the aforementioned building materials.
(b) 
At least three different building materials shall be used for the primary facade of a building facing the primary street the building accesses. The Planning Board may waive the building material to two different materials if it finds the building design has enough architectural detail to sufficiently break up the massing of the building. Glass for use in windows and doors shall not be considered one of the required building materials. All facades that have frontage on a street shall be considered a primary facade.
(c) 
Building(s) shall be located on the property with the principal building entrance oriented toward the primary focal point of the property/development.
(d) 
Exterior building materials shall not include smooth-faced concrete block, tilt-up concrete panels or T-111. Prefabricated steel panels are excluded unless they contain architectural details with intricate designs. Metal roofs may be allowed if compatible with the overall architectural design of the building.
(e) 
Customer entrances. The customer entrance(s) shall be clearly defined and highly visible by using features such as canopies, porticos, overhangs, recesses/projection, and raised corniced parapets over the door, arcades, arches, wing walls. Integral planters are highly encouraged.
(f) 
Roof design. Roofs shall be designed to reduce the apparent exterior mass of a building, add visual interest and be appropriate to the architectural style of the building. The following design elements are highly encouraged: variations within one architectural style; visible roof lines and roofs that project over the exterior wall of a building enough to cast a shadow on the ground; and overhanging eaves, sloped roofs and multiple roof elements. Architectural methods shall be used to conceal flat rooftops. All roof-top mechanical equipment shall be screened so that it is not visible from grade.
(g) 
Building and other structure colors. Exterior colors shall be of low-reflectance, subtle, neutral or muted earthtone colors. The use of high-intensity colors such as black, neon, metallic or fluorescent colors for the facade and/or roof of the building is prohibited except as approved for building trim.
(h) 
Mechanical equipment and service areas. The location of loading docks and service areas shall be to the sides and/or rear of a building, except when a site abuts Narragansett Street, in which case the areas shall be located to the sides of the building that do not face Narragansett Street or the Bernard Rines Bypass.
(i) 
The architectural design of the buildings shall incorporate features which screen, contain and conceal all heating, ventilation, air conditioning units, trash enclosures, dumpsters, loading docks and service yards. Landscaping, fencing, berms and similar features may be used to accomplish this goal.
(j) 
Fencing, screening, landscaped berms, natural features, or combination thereof, shall be utilized to shield from the view of abutting residential properties and public ways all loading and unloading operations, storage and repair work areas, commercial vehicle parking, and waste disposal and collection areas. Screens at least as high as the equipment they hide shall be of a color and material matching or compatible with the dominant colors and materials found on the facades of the principal building. Chain link or cyclone fencing (with or without slats) shall not be used to satisfy this requirement.
(k) 
Equipment that would remain visible despite the screening due to differences in topography (i.e., a site that is at a lower grade than surrounding roadways) shall be completely enclosed except for vents needed for air flow, in which event such vents shall occupy no more than 25% of the enclosure facade.
H. 
Bike paths/greenway systems. The applicant shall provide convenient and safe bicycle access to and within the development.
Residential density bonus: The applicant can buy bonus dwelling units above what is allowed under the net acreage calculation, provided that the Planning Board finds the residential units are adequate for the development proposed and do not exceed minimum net acreage of one dwelling unit per 2,000 square feet. The bonus units shall require the developer to pay a development transfer fee. The development transfer fee shall be calculated by multiplying the number of bonus units determined by the Planning Board times the per-unit development transfer fee established by the Town Council. The total development transfer fee for the subdivision or project shall be divided by the total number of approved dwelling units in the subdivision or project to determine the development transfer fee for each dwelling unit. The per-dwelling-unit development transfer fee shall be paid to the Town at the time of the issuance of the building permit for each dwelling unit in the project.