[Added 8-17-2023 by Ord. No. 23-105]
[Amended 8-5-2025 by Ord. No. 25-82]
The purpose of the White Rock Mixed-Use District is to expand and add to the commercial and limited mixed-use area to the North Gorham area consistent with the Comprehensive Plan's goals. To this end, residential development shall be limited to mixed-use and/or multifamily and developed in accordance with the standards below.
[Amended 8-5-2025 by Ord. No. 25-82]
The following are permitted uses in the White Rock Mixed-Use District:
A. 
Nursing home, home for the aged.
B. 
Residential units as part of a mixed-use development.
C. 
Municipal building or use.
D. 
Parks and playgrounds.
E. 
Accessory uses and buildings, including home occupations and outdoor storage.
F. 
Rooming house, apartment building or multifamily housing, except collegiate Greek system residences.
G. 
Business and professional offices and professional outpatient clinics.
H. 
Public utility facilities, including substations, pumping stations and sewage treatment facilities.
I. 
Commercial school, hospital, church, or any other institution of educational, religious, philanthropic, fraternal organization, or social nature which is not used for residential or commercial purposes, which has less than 2,000 square feet of floor area and generates fewer than 200 vehicle trips during any twenty-four hour period, except collegiate Greek system residences.
J. 
Accessory apartments.
K. 
Inn.
L. 
Bed-and-breakfast establishments.
M. 
Recreational vehicles sales and service.
N. 
Personal and business services.
O. 
Office of contractor or tradesperson.
P. 
Retail stores having a gross floor area of less than 2,500 square feet.
Q. 
Light industrial uses of 5,000 square feet or less of gross floor area.
R. 
Auto-oriented businesses.
S. 
Any agricultural building or use except a sawmill.
[Amended 8-5-2025 by Ord. No. 25-82]
The following are special exceptions in the White Rock Mixed-Use District:
A. 
Commercial school, hospital, church or any other institution of education, religious, philanthropic, fraternal organization or social nature which is not used for residential purposes and has 2,000 or more square feet of floor area or generates 200 or more vehicle trips during any twenty-four-hour period.
B. 
Bed-and-breakfast establishment with public dining as an accessory use.
C. 
Day-care center.
A. 
Standards.
Public Water Supply
Private Water Supply
Minimum lot size for residential lots
40,000 square feet
60,000 square feet
Minimum lot area per residential dwelling unit
20,000 square feet
40,000 square feet
Minimum lot area per residential dwelling unit in a mixed-use building
*
20,000 square feet
Minimum street frontage
150 feet
200 feet
Minimum front yard:
MDOT numbered routes
50 feet
50 feet
Local roads
25 feet
25 feet
Minimum rear and side yards
15 feet
15 feet
Maximum building height
40 feet or three stories whichever is greater
Maximum impervious area coverage
0.75
0.75
*
The lots' maximum residential unit density shall be set by design requirements of a private septic system designed and installed on the lot meeting all the requirements of the State of Maine.
B. 
Notwithstanding the provisions of this § 300-1.143, an auxiliary public utility structure is exempt from the minimum lot size, building coverage and street frontage requirements of this district. Structures must meet setback requirements. Additional screening and buffering can be requested by the Planning Board.
A. 
The performance standards contained in Part 2 of this Land Use and Development Code shall be fully observed.
B. 
Developments and uses shall be developed to meet the following requirements:
(1) 
Lot layout and utilities.
(a) 
The lots and buildings shall be served by underground utilities.
(b) 
All generators, storage areas, electrical transformer pads, HVAC ground-mounted units, above-ground propane tanks and dumpster pads shall be landscaped and located behind the buildings and structures so that they are not visible from any public street or residential properties. The Planning Board/Site Plan Review Committee may allow generators, storage areas and dumpster pads to be located so they are not located behind the buildings if the Board or Committee finds that the proposed locations are required to provide for a better overall design of the lots/development and that they are sufficiently buffered from public roads and residential properties.
(c) 
Parking lots between the front wall of a building and the street shall be limited to a double row of parking spaces, access driveway and driveway into the building. All other parking shall be located to the side and rear of the building.
(2) 
Buffer yards and landscaping buffering shall conform to the following standards:
(a) 
A twenty-five-foot landscaped buffer shall be required along the lot's frontage on a public street or private way.
(b) 
A fifteen-foot landscaped buffer shall be required along the side or rear property line where parking lots, dumpsters and/or storage areas are located abutting residential uses or properties.
(c) 
The landscaped buffer area shall be designed and maintained to minimize the adverse impact on abutting properties and the public and to soften the appearance of the structure(s) and, in particular, to minimize the adverse impact on any structures which exist on abutting lots located outside this district. Landscaped buffers should include a mix of evergreen and deciduous trees, shrubs and plants. Hardscape features such as, but not limited to, stonewalls and decorative metal or wooden fences are also encouraged in the buffer area to provide a better overall buffer and balance the plantings.
(d) 
No building, parking or service areas shall be located in the buffer area. Access roads may cross the buffer area to provide access to and from a street, but shall be designed to minimize the disruption of the buffer area. No direct access to parking stalls shall be provided from an access road located in a buffer area.
(3) 
Building design standards.
(a) 
All principal buildings and structures for nonresidential or mixed-use purposes shall be of a traditional New England Village design to be compatible with the predominant scale and character of the existing architecture in the area.
(b) 
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.
(c) 
At least three different materials shall be used for the primary front facade for the building facing the primary street the building accesses and/or Sebago Lake Road/North Gorham Road. The Planning Board or Site Plan Review Committee may waive the building materials to two different materials if it finds the building design has enough architectural details 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 streets or private ways shall be considered a primary facade.
(4) 
Access management.
(a) 
A parcel that does not have frontage on Sebago Lake Road or North Gorham Road shall not be granted vehicular access from the street except in cases where access will be provided through a combined entrance with another parcel which has frontage along the street.
(b) 
Lots with access on Sebago Lake Road or North Gorham Road must have driveways located so that they are a minimum of 300 feet from another driveway on the same side of the street unless:
[1] 
The Planning Board finds that the distance would provide for unsafe circumstances.
[2] 
The driveway's spacing to abutting properties' driveways cannot be spaced to meet the 300-foot minimum requirement. The Planning Board shall provide for driveway spacing to the greatest extent practical.