Town of Wayland, MA Article III Information Required

§ 302-20 Supplemental site plan.

A. Applicant's Determination that Site Plan Review and Approval Are/Are Not Applicable. In addition to the submittal of the Applicant's Determination that Site Plan Review and Approval Are/Are Not Applicable, as set forth in these regulations, § 302-15, the applicant may provide for the site an optional plan with the information listed in Subsection B below (see "supplemental site plan").

B. Optional supplemental site plan. In order to facilitate Planning Board determination that the requirements for site plan review and approval do not apply to the proposed development, applicants may provide an optional supplemental site plan. Any development plan should be presented at a suitable scale, clearly and legibly drawn, so as to fully depict and detail the intentions of the applicant. Plan sheets should not be larger than 24 by 36 inches. Plans should show the following for the site, as appropriate (all lines, boundaries, setbacks, etc., must be labeled and must show approximate dimensions and directions and all lots, districts, structure footprints, etc., must show approximate areas, in acres and in square feet):

(1) Zoning districts (including the Floodplain, Aquifer Protection and Watershed Protection Districts).

(2) Wetlands and wetland buffers, as defined in MGL c. 131, § 40.

(3) Watercourses and water bodies, including ponds, streams, brooks and ditches.

(4) The outline or footprint of existing structures, including the gross floor areas thereof.

(5) Setbacks for existing structures and existing and proposed parking and loading facilities.

(6) Existing and proposed sidewalks, walkways, driveways and accesses to the site.

(7) Existing and proposed parking and loading facilities, including proposed landscaped areas within the perimeter of parking facilities. Parking spaces must be identified as either standard size, compact size or handicap and shown on the plan. The plan must show at least one parking space of each type provided. All areas proposed for reserve parking shall be identified.

C. Other information. Applicants are invited to submit more information where such information aids in the proper evaluation of the request. Additional information, including the development plans described in Subsection B above, may be required by the Planning Board if such information is necessary to properly act upon the request.

D. Verification of Planning Board confirmation that site plan review and approval are not required. When a Planning Board Confirmation that Site Plan Review and Approval Are Not Applicable is issued by the Planning Board, the Building Commissioner shall verify that the plans submitted with relevant applications, and the plans approved as part of approved permits, do not propose any activity that is subject to site plan review and approval.

§ 302-21 Optional preliminary site plan review.

A. General. Applicants are encouraged, but not required, to submit review copies of preliminary site plans (not including the Application for Site Plan Review and Approval form) to the Planning Board. Preliminary review of said site plans is recommended and can help expedite the processing of the final application. Substantially the same plans required for the Application for Site Plan Review and Approval in these regulations, § 302-22, shall be submitted for the optional preliminary site plan review. Preliminary site plans shall not constitute a formal application for site plan review and approval and need not be stamped or certified by professionals.

B. Review of preliminary site plan. Town personnel may review preliminary site plan submittals in an attempt to promote greater efficiency in the ensuing formal review process. Said personnel will limit their review of preapplication submittals to technical issues within their expertise and may offer preliminary opinions as to whether waiver requests are feasible. However, all comments offered during this preapplication review are nonbinding and shall not be construed to constitute instructions or directives of a binding nature. Town personnel will not be responsible for assuring the thoroughness, completeness or correctness of any final application. It is the responsibility of the applicant to ensure that any application to the Board is complete and accurate.

§ 302-22 Application and plan contents.

A. Application for site plan review and approval.

(1) As part of the submittal of the Application for Site Plan Review and Approval, as set forth in these regulations, § 302-15, the applicant shall provide the information listed in this section.

(2) The Planning Board may waive any information requirements it finds unnecessary for the review of a particular application.

B. List of requested waivers. Any request for a waiver from these regulations shall be submitted as part of the application. Said requests shall include a statement that clearly identifies the provision or provisions of these regulations from which relief is sought and a statement setting forth the reason or reasons why, in the applicant's opinion, the granting of each such waiver would be in the public interest and not inconsistent with the intent and purpose of the Zoning Bylaws and these regulations.

C. Site plan.

(1) Any site plan for which an applicant seeks approval shall be presented at a suitable scale, which shall be shown on each sheet of said plan. Said plan shall be clearly and legibly drawn, so as to fully depict and detail the intentions of the applicant. The site plan shall be suitable for recording.

(2) For complex projects, the use of multiple sheets in preparation of the site plan is encouraged. The major headings of this section may serve to distinguish these multiple sheets; however, applicants should present the information in the most effective manner. Where multiple plan sheets are used, an index and numbering system shall be provided for convenience. Plan sheets shall not be larger than 24 by 36 inches.

(3) The cover sheet shall include an appropriate title block and North arrow. Space shall be provided for endorsement, including the date, with the caption "Date Site Plan Endorsed: ______________."

(4) Plans shall be stamped and certified by an appropriate registered professional, such as an architect, landscape architect, land surveyor and/or engineer. A checklist of all of the items listed in this section, Subsections A through E, shall be included with the application, with each item marked either "Applicable, see site plan, sheet(s) No. ____" or "Not applicable, request for waiver submitted." The site plan shall provide the following information, as applicable (all lines, boundaries, setbacks, etc., must be labeled and must show precise dimensions and directions and all lots, districts, footprints, etc., must show precise areas, in acres and in square feet):

(a) The plan shall show all of the following general site characteristics on or related to the site:

[1] The locus at a scale of one inch equals 1,000 feet for a minimum radius of 1/2 mile centered on the site.

[2] On each plan sheet, a legend identifying any representative symbols used on said plan sheet.

[3] Lot lines and boundaries of the site, with permanent bounds, and abutters with their property lines indicated.

[4] Existing and proposed easements.

[5] Existing and proposed internal and adjacent private and public rights-of-way, edges of pavement and other surface and subsurface features within said rights-of-way.

[6] Zoning districts (including the Floodplain, Aquifer Protection and Watershed Protection Districts).

[7] Existing and proposed topography at two-foot intervals, referenced to the National Geodetic Vertical Datum, with the location and elevation of the permanent benchmark, plus at least two additional permanent benchmarks on the site.

[8] Areas intended for use as open space.

[9] Wetlands and wetland buffers, as defined in MGL c. 131, § 40.

[10] Watercourses and water bodies, including ponds, streams, brooks and ditches.

[11] Special site features, including stone walls, fences, historic structures, ledge outcroppings, large trees, etc.

(b) The plan shall show all of the following site improvements on or related to the site:

[1] The outline or footprint of existing and proposed structures.

[2] Elevations of the front, sides and rear of existing and proposed structures, with maximum heights indicated.

[3] Floor plans of existing and proposed structures, with an indication of the use or uses intended for each floor in question and an indication of the net floor area for each use.

[4] Setbacks for existing and proposed structures and parking and loading facilities.

[5] Existing and proposed signs.

[6] Areas intended for outdoor storage, indicating whether fenced or enclosed.

[7] Underground storage containers for fuel or other chemical storage, including type and capacity of each container.

[8] Existing and proposed sidewalks, walkways, driveways and accesses to the site.

[9] Existing and proposed parking and loading facilities, including any proposed landscaped areas within the perimeter of a parking facility. Parking spaces must be identified as either standard size, compact size or handicap and shown on the plan. The plan must show at least one parking space of each type provided. Areas proposed for reserve parking shall be identified.

[10] Materials to be used in the construction of impermeable surfaces shall be noted on the plan, with specifications for construction consistent with those set forth in the Subdivision Regulations of the Planning Board.

(c) The plan shall show all of the following site utilities on or related to the site:

[1] Stormwater drainage facilities by type, including construction materials of pipes, culverts, catch basins and other system components. Sufficient information relating to the placement of drainage system components (rim and invert elevations, pipe slopes and amount of cover) shall be provided to evaluate the system. Any proposed drainage ponds shall be depicted.

[2] Devices to control erosion and sedimentation during and after construction.

[3] Water service facilities by type. If on-site wells are to be used, their proposed location and distance from structures and sewage disposal systems must be shown. If public water is to be used, the water main serving the site must be identified, sized and its location shown.

[4] Fire hydrants on the site or off the site but within 500 feet of the principal structure on the site. If there is no hydrant within 500 feet of the principal structure on the site, the applicant shall indicate how fire protection is to be provided for the site. The location of proposed fire alarm boxes or other warning system and fire lanes shall be provided.

[5] Underground utilities.

[6] Solid waste disposal facilities by type.

[7] Proposed and existing on-site sewage disposal systems, including required reserve areas, and the locations of water mains with respect to said systems. If a sewage treatment plant is proposed, its location and those of water mains must be shown.

(d) The plan shall show typical details, profiles and/or cross sections, with slopes, dimensions, curves, etc., as applicable, of all of the following construction features on or related to the site:

[1] Rights-of-way, catch basins, manholes, headwalls, sidewalks, walkways, driveways, parking and loading areas, subdrains, waterways, leaching basins, drainage ponds, etc.

[2] Tree wells, tree plantings and specialty planting areas.

[3] Each type of parking space.

[4] Outdoor structures, including lighting fixtures, signs, etc.

[5] Erosion, sedimentation and other construction and pollution control devices.

(e) The plan shall show all of the following landscaping details on or related to the site:

[1] Buffer areas, with plantings detailed by common name of species, height (at planting), spread (at maturity) and quantity to be planted.

[2] The perimeter of existing wooded areas, with those wooded areas to be preserved indicated.

[3] Tabulations of building coverages, open spaces, wooded areas, etc.

D. Written submittals.

(1) Drainage calculations used to support the design of the stormwater drainage system depicted on the site plan shall be submitted.

(2) A description and analysis of the measures proposed to prevent pollution of ground- and surface water, erosion of soil, excessive runoff of precipitation, excessive raising or lowering of the water table and flooding of other properties shall be submitted.

(3) A description and analysis of design features intended to integrate the proposed new and altered buildings, structures, signs and plantings into the existing landscape to preserve and enhance aesthetic assets of the site and to screen objectionable features from adjacent properties shall be submitted.

(4) Traffic study.

(a) A traffic study shall be submitted, which shall include but not be limited to:

[1] Existing and projected number of motor vehicle trips to enter or depart the site for an average day and peak hours.

[2] Existing and projected traffic flow patterns for both vehicular and pedestrian traffic, including vehicular movements and sight distances at existing and proposed intersections and those likely to be affected by the proposed development.

(b) The impact of this traffic on existing streets shall be evaluated in relation to road capacities.

(5) A description and analysis of proposed waste disposal practices and their impacts and a description and analysis of past waste disposal practices and their impacts, insofar as said practices and impacts can be determined from reasonably available historic sources, shall be submitted.

E. Other information. Applicants are invited to submit more information where such information aids in the proper evaluation of the application. Additional information may be required by the Planning Board if such information is necessary to properly act upon the application.