The RR Rural Residential District is designated land of such character which would create an atmosphere of a countryside environment. Such land area may be serviced with municipal water and/or sewer; however, such area will permit rural land uses. Such land area will preserve the natural characteristics of the region and establish an aesthetically pleasing environment which will preserve the natural topography, panoramic views and other pleasing residential qualities.[1]

The RS Single-Family Residential District is designated as an area of predominantly preexisting single-family homes. The purpose of this district is to preserve the single-family character of the neighborhood without more intensive residential uses or nonresidential uses.

The R-1 Low-Density Residential District is designated for land which is or may be serviced with municipal facilities. The density of families per acre and the character of development should provide the pattern for most of the residential development occurring outside the central portion of the City of Franklin.

The R-2 High-Density Residential District is designated for land where not only central water and sewer facilities are available but that is nearest to municipal and business facilities.

The R-3 One-, Two- and Three-Family Residential District is designated to encompass already developed residential neighborhoods in the City which are characterized by predominantly one-, two- and three-family homes. The purpose of the district is to preserve the residential character of the neighborhood without more intensive multifamily uses or businesses.

The B-1 Low-Density Business and Commercial District permits high-value business, commercial and restricted residential uses. The purpose of this district is to encourage the growth of this type of use in the proximity of key locations and major municipal highways.

The B-2 High-Density Business and Commercial District is to encourage the growth of high-value business, commercial and restricted residential uses within a compact area known as the "Franklin Downtown Section." The existing lot sizes, uses and City services available allow for a higher density within this district.

The I-1 Industrial District promotes the establishment of high-value industrial installations in a campus arrangement in locations accessible to the highway, transportation and public utilities.

The I-2 Light Industrial District is designated to promote the establishment of such installations as research and development and other light industrial uses which will not disturb or endanger neighboring properties.

All front, side and rear yard depths are increased one foot for each additional foot of height and fire protection is adequately provided for; or

The structure is any of the following and does not constitute a hazard to any established airport: television and radio towers, church spires, belfries, monuments, tanks, water and fire towers, stage towers and scenery lofts, silos, cooling towers, ornamental spires and towers, chimneys, elevator bulkheads, smokestacks, conveyors, flagpoles and unoccupied industrial processing structures.

Encourage flexibility in the design of an alternative to a conventional subdivision.

Promote the more efficient use of the land.

Protect and preserve important environmental or scenic characteristics of the property.

Encourage the protection of valuable farm or forest land, or historic structures and properties.

Provide for a development option that is more economic for both the developer and the City of Franklin through the reduction in the amount of overall infrastructure to maintain.

Pursuant to RSA 674:21.II, a property owner and/or developer shall file an application with the Planning Board for a special use permit in order to be permitted to construct a cluster development. All permitting shall be consistent with the Board's Subdivision Regulations.[1]

The subsection above notwithstanding, the Board reserves the right, through RSA 674:21.II and the Franklin Master Plan, to require that a development be built as a cluster. In making the determination that a cluster is the appropriate way to develop a specific parcel of land, the Board shall take into account, and make findings consistent with, the following as applicable and appropriate:

The density shall be determined consistent with the formula outlined in Appendix 3[2] of this section. The number of lots shall not exceed the final number determined through this calculation.

If the property on which a cluster subdivision is proposed is divided by a zoning district boundary, and a cluster project is allowed in both zones, then the overall density calculation shall utilize the lot area and frontage requirements for the respective zones.

If the property on which a cluster subdivision is proposed is divided by a zoning district boundary and a cluster project is not allowed in one of the zones, the density of the overall cluster project shall be calculated using the formula in Appendix 3 and the minimum lot size and frontage requirement for the zone where clusters are permitted.

The land on which a cluster subdivision is proposed must be at least 15 acres.

No less than 66% of the total land area shall be maintained as common open land. The common open space may be used for the continuation of existing agricultural purposes, for public or private recreational purposes if approved by the Board, or as protected conservation land. The planned uses and purposes of the common open space shall be presented as part of the application package and will be reviewed and discussed by the Board during the hearing process. For any nonagricultural open space areas, a pedestrian walkway shall be incorporated into the design.

At least 66% of the common open space must be of comparable quality for topography, slope, and wetlands to the land being developed. It is not the intended purpose of a cluster project to protect essentially unusable land.

All land not used for house lots, roadway areas, utilities, and drainage systems shall be permanently protected as common open space.

The common open space shall not be further subdivided or developed in any way.

The common open space shall be owned and controlled by either a homeowners' association, the City of Franklin through the gifting of the land and the acceptance of the gift by the City Council, or a nonprofit organization or similar type of land trust.

The common open space, no matter what ownership mechanism is utilized, shall be protected through easements approved by the Board and the City. Subsection D(5) above notwithstanding, the easement documents may allow for limited development such as farm buildings or a common-use building to be used by the residents in the homeowners' association. Any such limited development requires approval by the Board.

Each lot within the cluster subdivision shall have reasonable access to the common open space, but need not directly abut said land.

The design of the roadway, drainage and stormwater, and related features of the cluster subdivision shall be done in conformance with the Franklin Subdivision Regulations.

The design of the proposed roadways and house lots shall, to the greatest extent possible, protect existing features such as stone walls, wetlands and watercourses (including natural drainage corridors). If existing stone walls are disturbed, the Board reserves the right to require that the walls be rebuilt in another location on the property.

Each individual lot within the cluster development shall have an area no less than 15,000 square feet.

A buffer zone of undisturbed vegetation shall be placed around the duster project. Along the property's frontage the buffer zone shall be 100 feet in depth. Along the side and rear property lines, the buffer zone shall be 75 feet in depth. If the Board determines that the existing vegetation is of such a nature that additional plantings are necessary to buffer the project, the applicant shall submit a landscaping plan during the course of the public hearing, and the Board will consider said plan in its deliberations on the project. The land area of the buffer zone can be included in the calculation of the area for the protected open space. The Board reserves the right to modify the buffering requirement through the special use permit process if the purposes and objectives of the cluster provision would be compromised by strict adherence to the buffer requirements above. In making a determination on the buffering of the project, the Board shall consider the shape, topography or natural features of the property.

If a community water or sewage disposal system is proposed, the Board may allow some or all of the system to be placed on the common open space as long as the system(s) does not substantially change the character of the land in question and the maintenance of the system will not further compromise the land's character in the long-term.