The Planning Board is the site plan review authority for Article XVIII of the Town of Salisbury Zoning Bylaw. This bylaw allows the Planning Board to adopt rules and regulations to implement the provisions of the bylaw, including but not limited to specifying the content and number of required plans, application procedures, filing and review fees, design criteria, development standards, and other general requirements consistent with the bylaw. In any case where the rules and regulations found below contradict the actual Zoning Bylaw, the Zoning Bylaw shall supersede.
A.
The procedures for submitting a site plan review application are outlined in Article XVIII of the Town of Salisbury Zoning Bylaws. The following is a summary of that procedure:
(1)
All applicants are encouraged to review the application
with the Planning Department prior to filing.
(2)
Public hearings for major projects, which have been
noticed according to MGL c. 40A, § 11, will be held within
30 days of the date the complete application was stamped in by the
Town Clerk. Minor projects will be reviewed by the Planning Board
under general business.
(3)
The Planning Board will make a final decision within
60 days of the commencement of the public hearing or, if no public
hearing is required, within 60 days from the date of submission.
(4)
The Planning Board must issue a certificate of completion
before occupancy permits are issued. The Planning Board will check
any filing for completeness before filing with the Town Clerk.
A.
Materials for review. A registered architect, landscape
architect, or professional engineer shall sign and date and place
his seal upon all pertinent documents and plans. All original site
plans shall be prepared on standard twenty-four-inch by thirty-six-inch
plan sheets at a minimum scale of one inch equals 40 feet. Elevation
drawings, where required, shall be drawn at a minimum scale of one
inch equals eight feet.
B.
Plan content. The following information shall be included
on the site plan for a major or minor project. Any of the following
information submitted to another Town board or commission in connection
with the proposed project may be submitted to the Board in lieu of
the following.
(1)
Location and boundaries. The location and boundaries of the lot, zoning district, adjacent streets or ways, applicable information from Article IV, Dimensional Regulations, of the Zoning Bylaw, the location and owners' names of all adjacent properties. Plans shall also show any deeds of easement, rights-of-way, covenants and any other agreements affecting the use of the site.
(2)
Structures. Existing and proposed structures, including dimensions, footprint, total gross floor area, number of stories, floor elevations, and building height(s). See § 300-5, Definitions, of the Zoning Bylaw.
(3)
Signage. The location, dimensions, height, lighting,
and other characteristics of all proposed signs.
(4)
Landscaping. Proposed landscape features, including
the locations and a description of buffer areas, screening, fencing,
and a planting plan. The Planning Board may require a registered landscape
architect to prepare a planting plan, unless the Planning Board deems
a licensed plant nursery person or landscape designer appropriate
for small projects such as minor additions or alterations.
(5)
Traffic. The plan shall show pedestrian, bicycle,
and vehicular traffic flow patterns and show adequate access to and
from the site and adequate circulation within the site. The Planning
Board encourages accommodation of public transportation and/or private
vanpooling arrangements.
(6)
Parking. The location of parking and loading areas,
driveways, access and egress points, bicycle racks, and bus stops
or dropoff areas.
(7)
Public access. The location and description of proposed
public access areas, including parks, conservation areas, gardens,
bikeways, pathways or sidewalk areas. Riverfront sites shall include
indications of compliance with state and federal regulations.
(8)
Lighting. Existing and proposed exterior lighting,
including locations, lighting source, and fixture types. A photometric
analysis of proposed lighting will be required.
(9)
Topography. Existing and proposed topography of the
site, including contours (two-foot intervals), the location of wetlands,
streams, water bodies, aquifers, aquifer recharge areas, drainage
swales, areas subject to flooding, and unique natural land features,
including all stone walls, trees over eight inches in caliper, and
the general location of the tree line.
(10)
Water and waste disposal, drainage and other
utilities. The locations and description of all existing and proposed
septic systems, sanitary sewer, water supply, storm drainage systems
(including method and calculations for ten- and one-hundred-year storm
events), utilities, refuse and other waste disposal methods, both
during and after construction. Waste disposal methods during construction
shall, at a minimum, provide for the disposal of any discarded building
materials, concrete truck wash out, chemicals, litter, and sanitary
waste.
[Amended 6-12-2019; 6-10-2020]
(11)
Construction site inspection plan. A plan outlining the frequency
and contents of inspections at the construction site. Written inspection
reports shall be submitted to the Planning Board within 48 hours of
the inspection. The owner must retain all construction inspection
records and reports for a minimum of five years from the date of issuance
of the certificate of completion. At the discretion of the Board,
the inspections shall be conducted by the Board's agent, designee
or a professional engineer who has been approved by the Board, at
the expense of the permittee. The permittee is responsible for arranging
for the Board's agent/representative to be on site when items are
required to be inspected. The inspection reports must identify any
incidents of noncompliance with the permit conditions.
[Added 6-12-2019; 6-10-2020]
(a)
Frequency. Construction site inspections to monitor stormwater compliance
must be performed at least as frequently as once per month. Inspections
must also occur at the following intervals, at a minimum:
[1]
Pre-construction. The Planning Board may require a pre-construction
meeting prior to starting clearing, excavation, construction or land-disturbing
activity by the permittee. The permittee's technical representative,
the general contractor or any other person with authority to make
changes to the project shall meet with the Board or its representative
to review construction sequencing and the permitted plans and their
implementation.
[2]
During construction. Inspections of stormwater BMPs and sediment
and erosion control measures shall occur during construction of BMPs
as well as within 24 hours of the end of a storm event of 0.5 inches
or greater, from the start of construction until the site is permanently
stabilized.
(b)
Content of inspections. A written inspection report shall be completed
for every inspection performed.
C.
Project narrative submittals. For major projects,
minor projects which disturb one acre of land or more, or minor projects
which are part of a larger common project which disturb one acre of
land or more, the Planning Board may require the materials or information
listed below, as it deems necessary. If not requested at the time
of the public hearing, this information shall be requested not more
than 30 days from the date of commencement of the public hearing and
will not extend the review period, unless mutually agreed upon in
writing.
[Amended 6-12-2019; 6-10-2020]
(1)
Surface and ground water pollution. A report on the
impact of stormwater runoff on adjacent and downstream water bodies,
subsurface groundwater, and water tables.
(2)
Soils. A report on the potential erosion and sedimentation
caused by the operation and maintenance of the proposed development
and the mitigation efforts proposed. To this end, high-intensity soil
mapping, i.e., test borings and analysis, may be required.
(3)
Environmental and community impact analysis. For projects
with significant environmental impact to wetlands, floodplains, or
other sensitive resources the Board may request a report following
the submission requirements of the Planning Board's rules and regulations,
including a report on the relationship of the proposed development
to the natural and man-made environment, and compatibility of the
proposed development with adjacent or surrounding land uses and neighborhoods.
This analysis shall be a guide to the Planning Board in its deliberations
and will build into the Board's decisionmaking process consideration
of the environment and community impacts of the proposed development.
An EIR required through the Massachusetts Environmental Policy Act
(MEPA) process, which addresses the Planning Board's concerns, may
be substituted in lieu of this report.
(4)
Traffic impacts.
(a)
A report on existing pedestrian and vehicular
traffic volume, composition, peak-hour levels, and existing street
and sidewalk capabilities, and analysis of existing and resulting
level of services (LOS) for the following:
[1]
The nearest and/or most impacted public roadway
intersection.
[2]
The estimated average daily traffic generation,
including composition and peak-hour levels.
[3]
The directional flows resulting from the proposed
development.
[4]
Any proposed methods to mitigate the estimated
traffic impact, such as promoting the use of public transportation,
or other appropriate means.
[5]
The methodology and sources used to derive existing
data and estimations.
[6]
The feasibility of traffic-calming measures
such as textured crosswalks, bike lanes, roundabouts, rumble strips,
street trees, or bulb-outs.
(b)
A detailed traffic access and impact study may
also be required for the project. At the applicant's expense, the
Planning Board may engage a traffic consultant to review said report
and make its recommendations to the Planning Board 30 days before
final action is required.
(5)
Architectural style. Plans and other drawings shall
include architectural elevations of all sides of all new buildings
and of those sides of existing buildings that are proposed to be altered
in any way. A registered architect who shall sign the plan and place
his/her seal upon it shall prepare the renderings or elevations. The
drawings shall be prepared at a minimum scale of 1/8 inch equals one
foot and shall show the following:
(a)
Exterior material, including trim, and colors.
(b)
Type, pitch, and material of roofs.
(c)
Size, type, and spacing of windows, doors and
other openings.
(d)
Size, location, colors, and copy of signs affixed
to or hanging from the building.
(e)
The relationship in massing, scale, and height
to other existing structures in the immediate vicinity.
(f)
Elevations or renderings of new construction,
renovation or expansions (or model may be provided at the option of
the applicant).
(g)
Cross sections of the site and buildings.
(h)
Product literature on proposed light fixtures.
D.
As-built
plans. As-built plans showing the location, grades, and other significant
information regarding utilities, including all stormwater conveyance
and treatment structures, shall be prepared by the owner and turned
over to the Town Clerk within two years of project completion.
[Added 6-12-2019; 6-10-2020]
Site plans shall be prepared in compliance with
the following list of design standards, the Salisbury Zoning Bylaw
and the Salisbury Planning Board Rules and Regulations, as well as
all applicable site plan standards of the Architectural Access Board,
American Disabilities Act, AASHTO and any other local, state, and
federal standards not specifically enumerated herein. In the event
there is a conflict in standards, the jurisdictional standard shall
apply, unless otherwise waived.
A.
Architectural/building design. Consideration shall
be given to ensure that buildings are appropriate in scale, massing,
height, roofline, and building materials to ensure that the architecture
shall be in harmony with the surrounding neighborhood and the Town.
B.
Landscaping. Landscaping and screening shall be provided
with regard to the impact of the adjacent properties, the public highway
and to the site itself. Plant materials that are selected for the
site should be noninvasive and indigenous to the area or be able to
survive New England winters.
C.
Lighting. The goals of exterior lighting shall be
to make development safe and to identify and accent key elements in
the project's design. Fixtures shall be of the cutoff luminaire type
and be consistent with the overall architectural theme of the development.
Accessways, parking areas, and pedestrian walkways shall have adequate
lighting for security and safety reasons. Flood and area lighting
is prohibited.
D.
Pedestrian and vehicular access and traffic impacts.
Applicants must demonstrate that the project will minimize pedestrian
and vehicular traffic and safety impacts on Town roads. In the case
of multi-tenant properties, these requirements are directed at the
immediate vicinity of the proposed renovation, addition, expansion,
or new building rather than the site as a whole.
E.
Drainage.
[Amended 6-12-2019; 6-10-2020]
(1)
The
drainage system shall be designed so that there is no net increase
in the pre vs. post peak rates of stormwater discharge for the two-,
ten- and one-hundred-year storm events and rates. The applicant shall
demonstrate to the satisfaction of the Planning Board that the project
is designed to have no measurable or significant impact as to existing
vegetation, topography, wetlands, and other natural or man-made features.
Low impact development (LID) practices shall be utilized to the maximum
extent possible as determined by the Planning Board. LID practices
include:
(a)
Preservation of natural areas;
(b)
Tree protection;
(c)
Vegetation and landscaping;
(d)
Riparian buffer protection;
(e)
Limit land disturbance during construction;
(f)
Limit new impervious surfaces;
(g)
Promote the use of vegetative (green infrastructure) stormwater controls;
(h)
Disconnect flow paths;
(i)
Promote infiltration;
(j)
Capture and reuse stormwater.
(2)
Projects
not proposing LID shall include an explanation as to why LID is not
feasible at the site.
(3)
The
system shall be designed to treat stormwater to all applicable standards
of Town, state and federal agencies. The system design shall promote
on-site infiltration and minimize the discharge of pollutants to the
ground and surface water. Drainage systems shall have an emergency
overflow for events above and beyond the one-hundred-year storm event.
Additionally, the drainage system will be designed in accordance with
Stormwater Management Handbook, Volumes I and II, prepared by the
Massachusetts Department of Environmental Protection and Massachusetts
Office of Coastal Zone Management as most recently revised. In special
cases, the site drainage can utilize the Town's drainage system with
the approval of the Department of Public Works. The Planning Board
requires that proper calculations be submitted. A minimum of one foot
of freeboard shall be provided for all detention/retention structures.
F.
Parking and loading.
(1)
Parking lots and access drives shall be designed to
prevent motorists from stacking onto the public way. Parking lanes
shall be sized according to the internal circulation pattern. Parking
shall be prohibited between buildings and street layout, except for
handicap access if required by the ADA. Parking for large trucks shall
be provided as determined by the Planning Board.
(2)
All parking lots, drives and loading areas shall be
paved, unless otherwise prohibited by state or local regulations.
(3)
The installation of alternative surfaces in low traffic
areas may be allowed, provided that a determination is made that the
alternative surface will not lead to dust or erosion, having an adverse
impact on adjacent properties or users of the site.
(4)
Parking should be located to the side or rear of the
building. Parking under buildings in areas shall only be permitted
to the extent that provision has been made for the front elevation
to be no higher than the minimum required by state and local regulations.
The buildings shall include neighborhood-friendly elements, such as
decks and porches at sidewalk level, fronting the highest use pedestrian
or public way.
(5)
Curb cuts for parking access shall not exceed 24 feet
or 25% of the property's frontage on a public way, whichever is greater.
(6)
Screening of ground floor parking from pedestrian
view with appropriate doors, building elements or landscaping features
is required for parking along public ways. Parking lots shall be designed
to include median strips and landscape islands to improve internal
circulation. Additionally, landscaped or naturally vegetated islands
should interrupt rows of parking. Loading shall be designed to be
convenient to the loading and unloading of vehicles and to avoid conflicts
with the internal circulation pattern. Curbing shall be vertical granite
at the access drive radii. Each site shall have only one curb cut
per street frontage, except where is it deemed that more than one
curb cut is necessary for emergency access purposes or to enhance
the site.
G.
Service facilities. Service facilities such as garbage
collection, recycling containers, refrigeration units, utility areas
and other facilities not specifically identified shall be screened
around their perimeters. Screening may consist of fencing and/or natural
vegetation. Screening shall have an effective height and width to
screen from public view said service facility.
H.
Construction. Construction requirements for roads,
parking, streets, and drainage shall be in accordance with the Massachusetts
Highway Standards, as published by the State of Massachusetts. Upon
request, the Planning Board may allow alternative construction specifications
if deemed appropriate for the proposed use by the Board, or if mandated
by the Conservation Commission, subject to the issuance of a variance
from the Zoning Board of Appeals, if needed.
(1)
All access drives and parking areas shall be graded,
paved, and drained in accordance with standards enumerated in this
section, unless the Planning Board allows an alternative to pavement
as described above.
(2)
Curbing shall be placed at the edges of all paved
surfaces, and also at the edges of graveled parking areas and access
drives. Wheel stops shall be placed where parking spaces abut sidewalks
and/or walkways for pedestrians. Guardrails shall be placed along
parking spaces and drive aisles where slopes exceed 3:1. Curbing shall
not be bituminous concrete.
(3)
All utility connections shall be underground and constructed
in accordance with the requirements of the Town and other utility
companies.
(4)
Bollards shall be placed along the sides of the building
exposed to vehicle traffic.
I.
Access connections.
(1)
Separation between access connections on all collector
and arterials shall be based on the posted speed limit in accordance
with the following table:
|
Posted Speed Limit
(mph)
|
Access Connection Spacing
(feet)
| |
|---|---|---|
|
20
|
140
| |
|
30
|
210
| |
|
40
|
280
| |
|
50
|
350
|
(2)
The width of the access connections at the property
line of the development shall not exceed 25 feet, unless the traffic
impact study identifies, and the Planning Board agrees to, the need
for turning lanes from the development onto the adjacent public road.
(3)
The access connection shall provide a minimum distance
of 40 feet in depth between the property line and the beginning of
any parking areas, turning areas and/or stacking lanes within the
development.
(4)
For a site at an intersection where no alternatives
exist, such as joint or cross access, the Planning Board may allow
construction of an access connection at a location suitably removed
from the intersection. In such cases, the applicant shall provide
directional restrictions (i.e., right in/right out only and/or a restrictive
median) as required by the Planning Board.
J.
Shared driveways. A system of joint-use driveways
and cross-access easements shall be established wherever feasible
and the proposed development shall incorporate the following:
(1)
A service driveway or cross-access corridor extending
the width of the parcel.
(2)
A design speed of 10 miles per hour and sufficient
width to accommodate two-way travel aisles.
(3)
Stub-outs and other design features to make it visually
obvious that the abutting properties may be tied in to provide cross
access via a service drive. (A leveling area shall be provided having
a grade of minus 1% for a distance of 30 feet, measured from the nearest
exterior line of the intersecting street to the point of vertical
curvature.)
K.
Drive-through facilities.
(1)
Drive-through facilities shall provide a minimum of
eight stacking spaces (within the site) before the order board. The
facility shall provide another four stacking spaces between the order
board and the transaction window. If the facility has two transaction
windows the four stacking spaces may be split between each of the
windows. An additional stacking space shall be provided after the
last transaction window(s).
(2)
Each stacking space shall be a minimum of 20 feet
in length and 10 feet in width along straight portions. Stacking spaces
and stacking lanes shall be a minimum of 12 feet in width along curved
segments.
(3)
Stacking lanes shall be delineated from traffic aisles,
other stacking lanes and parking areas with striping, curbing, landscaping
and the use of alternative paving materials or raised medians.
(4)
Entrances to stacking lane(s) shall be clearly marked
and a minimum of 60 feet from the intersection with the public street.
The distance shall be measured from the property line along the street
to the beginning of the entrance.
(5)
Stacking lanes shall be designed to prevent circulation
congestion, both on site and on adjacent public streets. The circulation
shall separate drive-through traffic from site circulation, not impede
or impair access into or out of parking spaces, not impede or impair
vehicle or pedestrian traffic movement, and minimize conflicts between
pedestrian and vehicular traffic with physical and visual separation
between the two. Stacking lanes shall not interfere with required
loading and trash storage areas, and loading or trash operations shall
not impede or impair vehicle movement. If said separate stacking lane
is curbed, an emergency bypass or exit shall be provided.
(6)
Stacking lanes shall not enter or exit directly into
a public right-of-way. Stacking lanes shall be integrated with the
on-site circulation pattern.
(7)
The intersection of stacking lanes and walk-in customer
access shall be a minimum of 50 feet from any access connections and/or
transaction windows. Said intersections shall be provided with a crosswalk.
These crosswalks shall use enriched paving and striping and include
warning signage aimed at both the pedestrian and vehicle.
(8)
Any outdoor service facilities (including menu boards,
speakers, etc.) shall be a minimum of 100 feet from the property line
of residential uses.
(9)
Menu boards shall be a maximum of 30 square feet with
a maximum height of six feet in height and shall be shielded from
any public street and residential properties.
L.
Utilities.
(1)
Except for preexisting overhead connections, all electric,
telephone, cable television and other such utilities shall be underground
from the roadway utilities.
(2)
In order to minimize design and permitting conflicts,
the applicant must demonstrate that the proposed development will
be permitted to connect to the public sewer, water, and other service
systems. If sewerage is not currently installed, dry sewer will be
required for all development located east of Interstate 95. If sewerage
is to be treated on site, the application shall include, if completed,
a copy of the plan submitted in accordance with the regulations of
the Board of Health.
M.
Stormwater runoff. The site plan shall include adequate
provisions for measures to prevent pollution of surface water or groundwater,
minimizing erosion and sedimentation, and measures to prevent changes
in groundwater levels, increased runoff, and potential for flooding.
Neighboring properties shall not be adversely affected by excessive
runoff. The plan shall meet the requirements of this section:
[Amended 6-12-2019; 6-10-2020]
(1)
A separate, detailed stormwater management plan is
required. Stormwater management systems' design shall be consistent
with, or more stringent than, the most recent version of the Massachusetts
Stormwater Handbook.
(2)
Stormwater systems on new development shall be designed
to meet an average annual pollutant removal equivalent to 90% of the
average annual load of total suspended solids (TSS) related to the
total post-construction impervious area on the site and 60% of the
average annual load of total phosphorus (TP) related to the total
post-construction impervious area on the site.[1] This average annual pollutant removal requirement can
be achieved through one of the following methods:
(a)
Installing BMPs that meet the pollutant removal percentages based
on calculations developed consistent with EPA Region 1's BMP Accounting
and Tracking Tool (2016)[2] or other BMP performance evaluation tools provided by
EPA Region 1, where available. If EPA Region 1 tools do not address
the planned or installed BMP performance, then any federally or state-approved
BMP design guidance or performance standards (e.g., the Massachusetts
Stormwater Handbook[3]) may be used to calculate BMP performance; or
(b)
Retaining the volume of runoff equivalent to, or greater than, 1.0
inch multiplied by the total post-construction impervious surface
on the new development site; or
(c)
Meeting a combination of retention and treatment that achieves the
above standards.
[1]
Pollutant removal is calculated based on average annual loading
and not on the basis of any individual storm event.
(3)
Stormwater
systems on redevelopment sites shall be designed to meet an average
annual pollutant removal equivalent to 80% of the average annual load
of total suspended solids (TSS) related to the total post-construction
impervious area on the site and 50% of the average annual load of
total phosphorus (TP) related to the total post-construction impervious
area on the site.[4] This average annual pollutant removal requirement can
be achieved through one of the following methods:
(a)
Installing BMPs that meet the pollutant removal percentages based
on calculations developed consistent with EPA Region 1's BMP Accounting
and Tracking Tool (2016) or other BMP performance evaluation tool
provided by EPA Region 1, where available. If EPA Region 1 tools do
not address the planned or installed BMP performance, then any federally
or state-approved BMP design guidance or performance standards (e.g.,
the Massachusetts Stormwater Handbook) may be used to calculate BMP
performance; or
(b)
Retaining the volume of runoff equivalent to, or greater than, 0.8
inch multiplied by the total post-construction impervious surface
on the redeveloped site; or
(c)
Meeting a combination of retention and treatment that achieves the
above standards; or
[4]
Pollutant removal is calculated based on average annual loading
and not on the basis of any individual storm event.
(4)
Redevelopment
activities that are exclusively limited to maintenance and improvement
of existing roadways (including widening less than a single lane,
adding shoulders, correcting substandard intersections, improving
existing drainage systems, and repaving projects) shall improve existing
conditions where feasible and are exempt from the requirements above.
Roadway widening or improvements that increase the amount of impervious
area on the redevelopment site by greater than or equal to a single
land width shall fully meet the above requirements.
(5)
Long-term
operation and maintenance. Applicants shall submit an operation and
maintenance plan for the stormwater management system. At a minimum,
this plan shall include the name(s) of the owner(s) for all components
of the system and a maintenance agreement which specifies the person(s)
responsible for the system, the person(s) responsible for financing
maintenance and emergency repairs, an inspection and maintenance schedule
for all stormwater management facilities, a list of easements with
the purpose and location of each, and provisions for the Planning
Board or its designee to enter the property at reasonable times and
in a reasonable manner for the purpose of inspection. This plan shall
be signed by the owner of the stormwater management system.
N.
Water quality. Groundwater recharge shall be maximized
and groundwater quality shall be protected. Various techniques may
be required to maximize recharge, such as perforated drainpipes, reduction
of paved areas, and reduction of building coverage. Installing grease
traps and/or gas/oil separators to improve water quality may also
be required. Where the groundwater elevation is close to the surface
extra site grading precautions may be taken to maintain the protective
function of the overburden.
O.
Wetlands. In order to minimize design and permitting
conflicts, when wetland replacement or mitigation is required, the
application shall include a copy of the plan submitted in accordance
with the regulations of the Salisbury Conservation Commission.
P.
Erosion control. Erosion and sedimentation control
measures presented in the plan shall be adequate to retain all sediment
within the site and away from wetlands, watercourses, and water bodies,
and the municipal storm drain system, both during and after construction.
Design of erosion and sedimentation control measures shall be consistent
with design standards of the Massachusetts Stormwater Management Handbook.
[Amended 6-12-2019; 6-10-2020]
Q.
Environmental impact assessment.
(1)
Purpose:
(a)
To describe the impacts of the proposed development
with respect to on-site and off-site environmental quality.
(b)
To enable Town officials to determine and evaluate
those methods to be used by the applicant to promote the environmental
health of the community and to minimize the environmental degradation
of the Town's natural resources
(2)
Scope: a written description of existing, general
physical conditions of the site and a description of proposed measures
for mitigation of any potential adverse impacts on the natural environment.
(4)
The Planning Board may waive in part or in whole any
requirements contained in the assessment which it deems inapplicable
to the project proposal. The applicant may wish to discuss the requirements
with the Planning Board for preparation of the statement prior to
submission of a plan. The Planning Board can waive the EIS for projects
that require a Massachusetts Environmental Policy Act (MEPA) review;
however, the Planning Board may require specific information in the
EIS that the Board deems was not adequately addressed in the MEPA
review.
R.
Community impact assessment.
(1)
Purpose: to evaluate the impact of the proposed project
on Town services and surrounding neighborhood and the fiscal and economic
impacts of the proposed development on the Town.
(2)
Scope: a written description of:
(a)
Site design and neighborhood impact.
(b)
Pedestrian impact.
(c)
Historic impact.
(d)
Infrastructure impact.
(e)
Proposed methods of mitigation for any adverse
impacts.
(f)
Projections of costs arising from increased
demands for public services and infrastructure.
(g)
Projections of benefits from increased tax revenues,
employment (construction and permanent), and value of public infrastructure
to be provided.
(h)
Projections of the impacts of the proposed development
on the values of adjoining properties.
(i)
Five-year projection of Town revenues and costs
resulting from the proposed development.
