Nashua Code Week Gallery
During the weeklong “Code Week” event in Nashua, planners and community members came together to discuss refinements to the city's zoning ordinances. The goal of Code Week was to ensure that future development in Nashua meets the community's needs. Explore the gallery below to see key updates and highlights from the event.
Introduction
The "Nashua re-CODE" initiative is built upon the community's priorities outlined in the Imagine Nashua Master Plan. The goal is to align the proposed zoning districts and building types with the policies adopted in the master plan, ensuring that development supports the community’s vision.
Imagine Nashua Priority Development Areas
The following areas were identified as "Target Redevelopment Areas" as a result of Imagine Nashua:
Amherst Street Corridor
Daniel Webster College
Broad Street
Main Street
East Hollis Street
Daniel Webster Highway
Northeastern Boulevard
Beazer Site
Non-Conformities Analysis
Imagine Nashua recommended improving zoning at a local level for neighborhoods, which includes looking at existing non-conformities. Under the current zoning, several lots are non-conforming to current regulations. The updates to the code will reduce the number of non-conforming lots by adjusting the standards to better reflect the existing conditions.
In one small study area, shown in gray on the following map, 80% of the parcels were found to be non-conforming to one or more of the following district standards:
Maximum Density
Minimum Frontage
Minimum Front, Side or Rear Setback
Minimum Lot Size
Maximum Lot Coverage
The non-conforming lots are shown in green on the following map. This illustrates that the current standards do not match what is on the ground, so these metrics should be re-evaluated and adjusted.
Nashua re-Code Project Area
The entire city is being studied as part of this effort. Some areas of the City will get deeper attention where a more clear vision and direction for redevelopment is needed.
On the following map, areas shown in the darker shade of green will be of primary focus whereas the lighter green areas represent existing established neighborhoods.
Community Engagement
Your input is crucial in this process. The draft zoning code is a working document that will be refined based on community feedback. A full first draft will be released in early September 2024 for public comment. In the following months, the planning team will gather comments, hold open houses, and host office hours to discuss the draft and gather additional input.
There will be several opportunities for more feedback as the process continues through multiple drafts and public hearings before the aldermen for consideration.
Priority Growth Areas
The updated zoning strategy aims to focus development in areas that make the most sense from an infrastructure and existing characteristics standpoint. Areas with potential for higher density or mixed-use development may benefit from additional zoning overlays, offering incentives like accelerated permitting, infrastructure support, or increased building heights. Development in priority areas may proceed more swiftly, while areas outside these zones might require more rigorous scrutiny, community meetings, and planning board reviews.
Downtown Sub-Area
Downtown Nashua is a primary focus for new development, aiming to enhance its appeal and ensure it continues to thrive.
East Downtown Sub-Area
The area east of downtown, within a 20-minute walk from the city center, has significant potential for transformation. Improvements in this area, such as new parks, infill buildings, and safer streets, can enhance its livability. Although the city currently has no train, planning for future passenger rail is essential. Aligning land use with potential transit options can accelerate the arrival of passenger rail services by demonstrating the city’s commitment to state and federal agencies.
Neighborhood Infill Sub-Areas
Each neighborhood in Nashua should provide access to essential amenities within a five-minute walk, such as playgrounds, parks, and local stores. Enhancing these neighborhoods through infill development can improve the overall quality of life without drastically changing their character. This approach involves filling in gaps and generally improving the conditions of existing lots.
Suburban Commercial Retrofit Areas
The large suburban commercial areas, characterized by big-box stores and car-oriented designs, present opportunities for mixed-use development and improved connectivity. Strategies include adding mixed-use components, encouraging vertical development, and making small fixes like connecting parking lots. Planning for these areas involves long-term thinking and coordinating between multiple parcels and owners.
Overlays for Priority Growth Areas
The proposed overlay framework for master plan developments in Nashua aims to provide additional flexibility and incentives for targeted areas. This framework includes zoning overlays that offer benefits such as accelerated permitting, infrastructure support, and increased building heights. By adopting these overlays, developers can achieve greater density and possibly receive city assistance for specific projects like affordable housing.
Districts and Building Types
The new zoning districts in Nashua will have specific building types that fit each area. Some building types will appear in different districts but will have different distances from the street, depending on the district. This "nesting doll" approach helps each building type fit well with its surroundings, keeping the unique feel of each area. It also allows for a mix of homes, shops, and businesses in a way that suits each district's needs.
Neighborhood Residential District
An example of what a neighborhood residential district may look like is shown below. Buildings in this district will generally be further from the street and further from neighboring buildings.
Examples of Permitted Building Types in Neighborhood Residential District
Cottage
Large House
Urban Residential District
An example of what an urban residential district may look like is shown below. Buildings in this district will generally be closer to the street and closer to neighboring buildings.
Examples of Permitted Building Types in Urban Residential District
Shophouse
Townhouse
Examining Existing Zoning
Understanding the current state of the city's zoning is crucial. There can often be discrepancies between zoned areas and their actual physical state. To address this, the planning team spent considerable time measuring, photographing, and analyzing different zones. This effort helps fine-tune the zoning maps and ensures that the zoning reflects the real-world conditions of the city.
Draft Updated Zoning Map
The draft updated zoning map is more fine-grained than the current zoning map. These districts are based on existing buildings within the community, ensuring that new developments fit seamlessly into the urban fabric. Each district will permit a variety of different building types, reflecting the unique characteristics of different areas. This approach helps create cohesive neighborhoods while accommodating various needs and growth opportunities.
Architectural Elements
Community feedback has emphasized the importance of architectural details. These guidelines will ensure that new developments adhere to high architectural standards to enhance the city's aesthetic and functionality. Each building type can be customized with elements like stoops, arcades, and porches, ensuring that new developments retain the architectural integrity that residents value.
Porch
Stoop
Shed Dormer
Bay Window
Updates to ADU Policy
The proposed update to Nashua's Accessory Dwelling Unit (ADU) policy aims to permit ADUs in all zoning districts where residential uses are allowed, making it easier for homeowners to add small living spaces like backyard cottages or in-law suites. Unlike the current policy, which restricts ADUs to the Downtown District by right and requires special exceptions for other districts, the new policy would streamline the process. Allowing ADUs by right can enhance housing flexibility and provide additional living options within the community.
What does this DRAFT policy do differently?
This policy is intended to permit ADU’s in all zoning districts where residential uses are permitted.
The current policy restricts ADU’s to the Downtown District by right, and all other districts by Special Exception granted from the Planning Board
Construction of any new accessory structures for purposes of creating an ADU must conform to the new, proposed Building Standards including architectural design.
See Accessory Buildings, Back Cottage
The current policy has NO explicit standards for architecture or building design, except a size limitation. The current policy does not state if the total square footage can be apportioned over multiple floors.
Proposed square footage increases 50 feet, and a waiver provision is added to permit the Planning Department discretion to allow the ADU to occupy an area greater than 800 square feet and no more than 1215 square feet for purposes of efficiently using existing building space.
The current policy has no cap. The Planning Board can use its discretion to allow any size ADU.
The requirement for owner occupancy is removed.
The restriction of ADU allowed for properties only with single family dwellings is removed.
The restriction prohibiting an ADU on a lot with a manufactured home is removed.
DRAFT Accessory dwelling units (ADU) Policy
A. Standards.
The accessory dwelling unit (ADU) shall be clearly incidental and subordinate in extent, use, and purpose to the primary structure and shall not exceed 800 square feet.
If an ADU occupies a portion of an existing principle building on a single floor or on multiple floors, or an existing accessory building on a single floor or on multiple floors, the Planning Department may permit an increase in the allowed size of the ADU up to 1,215 square feet to efficiently use all the floor area, so long as all other standards of this section are met.
One (1) ADU may be constructed within a principle building or a detached accessory building permitted in the zoning district it is located within.
An ADU constructed in a new accessory building must meet the setback requirements for accessory buildings in the zoning district it is located within.
An ADU may be constructed on a lot that is nonconforming due to lot width or size, if the following dimensional standards can be met: setbacks, and lot coverage.
No new curb cut from the street shall be constructed.
No additional parking is required. No new parking can be created in the front yard setback.
The accessory dwelling unit shall not be separated in ownership from the principle building (including by condominium ownership).
Existing ADU Policy
§ 190-32 Accessory dwelling units.
[Amended 8-8-2017 by Ord. No. O-17-036]
A. Applicability. This section applies to any accessory dwelling unit.
B. Standards.
The accessory dwelling unit shall be clearly incidental and subordinate in extent, use, and purpose to the primary structure and does not exceed 750 square feet.
The accessory dwelling unit shall be the only accessory dwelling unit within or on the same lot as the single-family dwelling.
The accessory dwelling unit shall not alter the single-family character or appearance of the single-family dwelling or its conformity with the character of the neighborhood.
(a) No new entrance or exit to an accessory dwelling unit shall be constructed on the front or frontage side of the single-family dwelling.
(b) No new curb cut from the street shall be constructed.
(c) The exterior design of the accessory dwelling unit shall be compatible with the single-family dwelling through architectural use of building forms, scale and construction materials.
(Reserved)
The owner of the property must occupy either the primary or accessory dwelling unit as the owner's principal place of residence. [Amended 5-22-2018 by Ord. No. O-18-013]
The owner of the property shall provide the City of Nashua with a covenant for filing with the Hillsborough County registry of deeds, along with the appropriate filing fees. The covenant shall read substantially as follows:
"_____of _____ covenants and agrees that the property located at _____ contains an accessory dwelling as defined by the City of Nashua Land Use Code (§ 190-264 of Article XLII). That use of the property is permitted as a special exception granted by the Zoning Board of Adjustment on __________, _____. The continued use of the accessory dwelling unit is conditioned upon compliance with all current and subsequently adopted ordinances and statutes applicable to the property."
The granting of a certificate of occupancy of the accessory dwelling unit shall be contingent upon receipt of the covenant and fees.
One additional off-street parking space is required above the minimum standard for a single-family house.
An interior door shall be provided between the primary dwelling unit and the accessory dwelling unit.
The single-family dwelling and the accessory dwelling unit shall not be separated in ownership (including by condominium ownership).
(Accessory dwelling units shall only be associated with single-family detached dwellings and shall not be associated with manufactured housing as defined in RSA 674:31.
Conclusion
"Nashua re-CODE" aims to create a zoning framework that supports sustainable, inclusive, and well-planned urban development. We encourage all community members to take part in future opportunities to provide feedback on the draft code, and participate in shaping the future of Nashua. Sign up for email updates to stay up to date on the latest project developments and to hear about the next time we are coming to town. Together, we can build a vibrant, well-planned urban environment that benefits everyone.