[Added 11-14-2000 ATM, Art. 17]
Route 146 is the Gateway to the Blackstone Valley, and preservation
of its scenic qualities is critical to the image residents and visitors
have of this region. With the opening of the Massachusetts Turnpike
Interchange with Route 146 in 1998, increased opportunities for economic
development will provide fiscal benefits to Blackstone Valley communities
and create jobs for residents. The five Corridor communities of Millbury,
Sutton, Northbridge, Douglas, and Uxbridge recognize that joint planning
and cooperation can insure that all communities will benefit economically
without causing haphazard and inefficient strip commercial development
or degradation of the environment. The Route 146 Corridor Overlay
District is intended to facilitate the long-term economic growth of
the Corridor by coordinating development among the five communities
and by promoting high quality development that preserves the scenic,
natural, and cultural resources of the Blackstone Valley.
A.
Overlay District. This by-law is adopted as an overlay district and
sets forth the design standards that apply to development in the Route
146 Corridor Overlay District. These standards shall apply to any
development proposing a new building containing 5,000 or more square
feet of floor area or requiring the creation of 10 or more parking
spaces, or any re-development that will require alteration of an existing
parking lot containing 10 or more spaces. The use regulations of the
underlying district remain in place and other provisions of the Zoning
bylaw will apply unless specifically superseded by the provisions
of this overlay district. The location of the overlay district is
shown on a map entitled Northbridge, Massachusetts Zoning Overlay
Districts prepared by CMRPC (Central Mass Regional Planning Commission)
dated October 2012, which is on file in the office of the Town Clerk.
[Amended 10-23-2012 ATM,
Art. 15]
A.
Plan review. The Planning Board (Board) shall be the special permit
granting authority for developments proposed under these regulations.
Applicants shall comply with the procedures for site plan approval
and special permits as listed elsewhere in this bylaw.
B.
Waivers The Board may modify or waive any requirement of the overlay
district upon finding that due to topography, location or other unusual
conditions affecting the property, the requirements of this section
would unreasonably restrict the use of the property or would be detrimental
to the orderly development of the area. In granting such modification
or waiver, the Board may impose conditions it deems necessary to protect
the public interest and to insure that the development will be consistent
with the purpose of this section.
C.
Joint use agreements. For commercial, office, and industrial centers
developed as a single entity, but which include lots under separate
ownership, the standards for parking, internal roads, lot coverage
and open space may be satisfied by all of the property included within
the center. In such event, permanent easements shall be recorded on
the approved site plan and subdivision plan, and covenants recorded
in the Registry of Deeds providing for the joint use and maintenance
of parking, roadways, and open space by all occupants of the center.
D.
Review by other agencies.
(1)
Inter-municipal review. Copies of the application shall be sent
to the Planning Boards of the other four communities in the Corridor,
who shall have 21 days to submit comments to the Board. The purpose
of this review is to insure that regional implications are considered
by the Board, and that significant impacts of the project on corridor
communities can be mitigated.
(2)
Development coordination. Applicants shall submit documentation
that they have contacted owners of abutting land within the overlay
district regarding their proposed plans. The intent of this notice
is to give those landowners the opportunity to coordinate existing
uses or future development plans with the project before the Board.
Where feasible, the parties shall work cooperatively to solve common
issues such as improving traffic access, sharing parking, creating
frontage roads, allowing connections between properties, buffering
incompatible uses, or preserving valuable open space and wetland resources.
A.
Environmental controls.
(1)
Water quality and quantity. Drainage systems shall be designed
using best management practices (BMPs) as found in the most recent
version of DEP's "Non-Point Source Management Manual." The applicant
shall submit a stormwater management plan implementing the highest
practicable level of stormwater treatment. The development shall conform
to the Stormwater Management Standards of the Department of Environmental
Protection (DEP).
(2)
Erosion and sedimentation. Uncontrolled erosion during construction
can cause sedimentation of adjacent streams, ponds, and wetlands.
The applicant shall submit an erosion control plan, which is designed
to prevent sedimentation by employing the following best management
practices:
(a)
Exposed or disturbed areas due to stripping of vegetation, soil
removal, and re-grading shall be permanently stabilized as soon as
practicable after construction ends.
(b)
During construction, temporary vegetation and/or mulching shall
be used to protect exposed areas from erosion. Until a disturbed area
is permanently stabilized, sedimentation in runoff shall be trapped
by using staked hay bales, sediment traps, or other acceptable methods
as determined by the Planning Board.
(c)
Permanent erosion control and vegetation measures shall be in
accordance with erosion and vegetation practices recommended by the
Natural Resources Conservation Service.
(3)
Slope protection. No structure, roadway, or earth disturbing
activity shall be located or occur on slopes of 15% or greater.
(4)
Preservation of sensitive natural features. Development shall
be located as to preserve the natural features of the site, to avoid
areas of environmental sensitivity, and to minimize negative impacts
and alteration of natural features. The following features shall be
identified on the site development plans by the developer and be preserved
as undeveloped open space:
(a)
Unique and/or fragile areas including wetlands, vernal pools,
and 100-year flood plains.
(b)
Habitats of rare species listed by the Mass. Natural Heritage
and Endangered Species Program.
(c)
Streams and water bodies, including a buffer strip 100 feet
in width along the centerlines of perennial streams, unless an order
of conditions is obtained from the Conservation Commission.
B.
Open space preservation.
(1)
A minimum of 35% of the tract shall be left as open space. Open
space shall not include land under right-of-ways for utilities and
required yard setback areas. Open space may be dedicated to public
use subject to approval and acceptance by Town Meeting. Open space
in private ownership shall be protected by legal arrangements sufficient
to insure its maintenance and preservation for purposes for which
it is intended. Up to 25% of the required open space may be developed
with manmade features such as storm water detention devices, non-commercial
recreational structures and uses, septic systems, and similar features.
(2)
When a proposed development abuts a Residential district in
any community, whether presently developed or not, landscaped buffers
shall be employed to shield the residential property from view of
the proposed development, and to minimize negative impacts such as
glare, noise, and odors. Such a buffer shall contain a screen of plantings
not less than three feet in width and six feet in height at the time
of planting. Individual shrubs or trees shall be planted not more
than three feet on center, and shall thereafter be maintained by the
owner or occupant so as to maintain a dense screen year-round. At
least 50% of the plants shall consist of evergreens. A solid wall
or fence, not to exceed six feet in height, complemented by suitable
plantings may be substituted for such landscaped buffers.
(3)
Developments shall seek to leave large tracts as open space
to serve as buffers from incompatible land uses. Where existing protected
open space abuts the proposed development, the development shall insure
proper access to such land, and where possible, to set aside additional
land that will complement the protected open space. The Board may
waive open space requirements of this bylaw if the proposed open space
is of exceptional value, will increase active recreational opportunities
for local residents, or will add important links to the Town's trail
and bicycle network.
(4)
Where developments of different character are proposed within
the same project, (e.g. retail and industrial), such areas shall be
separated by open space at least 200' in width to create defined edges
between developments.
C.
Site design standards.
(1)
Landscaping.
(a)
A registered landscape architect shall submit a landscape plan
drawn to scale, including dimensions and distances. The plan shall
clearly delineate all existing and proposed parking spaces or other
vehicle areas, access aisles, driveways, and the location, size and
description of all landscaping materials and tree cover.
(b)
Access ways into the site and thoroughfares within the development
shall be provided with deciduous trees at intervals of approximately
50 on both sides of the road to provide an overhanging canopy at maturity.
Such trees shall be a minimum of two-inch caliper at breast height
when planted and shall normally attain a height of at least 50' at
maturity.
(c)
The development shall contain a series of pedestrian paths linking
the major buildings and open space parcels on the property. Between
buildings such paths shall be hardsurfaced and at least six feet in
width. Landscaping shall be provided on either side and contain varieties
of plantings, including shade trees, ornamental trees, shrubs, and
flower beds. Paths connecting to open spaces may be simple hiking
trails without ornamentation.
(d)
There shall be provided one central gathering place of unique
visual interest. This may include elements such as a fountain, pond,
sculpture, gazebo or similar open space or structure. The area shall
be provided with benches, stone walls, and similar amenities, and
shall be accessible to individuals in wheelchairs.
(e)
Outside storage areas for materials, equipment or trash shall
be provided with an opaque screen to shield such areas from view from
adjacent streets and residential districts. Such screens may be walls,
fences, landscaped berms, evergreen plantings, or any combination
thereof. Fences shall consist of wood, stone, or brick materials;
chain link, plastic, or concrete materials are prohibited. Walls or
fences exceeding four and one-half feet shall have plantings on any
side facing a residential district.
(f)
Elements such as HVAC units, telephone boxes, or electrical
transformers shall be integrated into the site design through use
of landscaping, berms, or fences and shall be as unobtrusive as possible.
HVAC units may be located behind roof ridgelines so they are not visible
from the front view of the building.
(2)
Circulation and access.
(a)
Each development under common ownership within an overlay district
shall be limited to one entrance and one exit per street. At the main
entrance, one combined entrance/exit location is encouraged to facilitate
traffic movement; such an entrance shall be separated by a traffic
island with separate in and out movements. If needed, the applicant
shall construct separate right and/or left turning lanes to facilitate
entry and exit from the site. Access shall not be provided through
residential areas unless authorized by the Board.
(b)
The main entrance to the development shall contain one ground
sign announcing the name of the development. Such sign shall consist
of natural materials and shall be reminiscent of the heritage of the
Blackstone Valley. For example, the use of iron, wood or brick surrounding
the sign face is encouraged to reflect the Valley's industrial heritage.
Around the sign shall be placed grass, flowers, and shrubs to provide
color and visual interest. There may also be used fencing materials
such as split rail, granite, stone, or other materials as may be seen
in the Valley's agricultural areas. Applicants should incorporate
design elements of specific themes from the Valley's past (e.g. mill
village, agricultural, industrial) and not mix inappropriate elements
from different theme types.
(c)
To minimize turning movements onto adjacent public ways, developers
are encouraged to provide internal circulation systems that connect
to adjacent developments. When several adjacent lots front onto one
street, the Board may require such lots to share a single driveway,
or that the lots be accessed by an internal service road. Where such
sharing cannot be achieved in the short run, the means and location
for future long-term interparcel connections shall be required through
right-of-way reservation and/or dedication. Thought should be given
to continuing such internal ways between two public ways to facilitate
town-wide traffic flow. The Board may waive height, open space, or
other requirements of this by-law to achieve such purposes.
(d)
Each development shall contain facilities that will enhance
transit services as a means of reducing automobile travel. Shelters
shall be installed at central locations in the development to provide
convenient access for buses. Secure bicycle racks shall be installed
to promote bicycle commuting.
(e)
Uses that propose drive-through facilities such as automatic
teller machines (but not fast food restaurants) shall be designed
to be an integral component of the building complex. Such uses shall
be safely and conveniently accessible from surrounding uses via a
clearly defined pedestrian circulation system, which minimizes points
of conflict between vehicular and pedestrian traffic.
(g)
Private streets may be approved provided such streets are not
through streets, and a plan is submitted and approved by the Board
for access for fire, ambulance, and police vehicles and for snow clearance.
Deeds for abutting property must state that the street will not be
maintained by the Town.
(3)
Parking.
(a)
All off-street parking and loading spaces shall be provided
with safe and convenient access. Access locations shall be designed
to encourage unimpeded traffic flow with controlled turning movements
and minimum hazards to vehicular and pedestrian traffic.
(b)
The number of parking and loading spaces required shall be determined
by using the standards for each use as provided elsewhere in this
Zoning bylaw. The Board may allow a reduction of the required number
of spaces by up to 25% if it can be demonstrated that two or more
uses within a single development can share parking areas due to different
hours of normal activity. A change in use of one of the businesses
shall require the construction of the full amount of parking otherwise
required unless the Board grants a special permit to allow the parking
reductions to remain in effect.
(c)
When two or more adjacent property owners agree to share parking
and a combined entrance, the required number of parking spaces may
be reduced by as much as 15% for each business. In addition, the side
yards (including associated landscaping) between the two parcels are
not required. The property owner(s) shall file a written agreement
with the application, which shall be recorded at the Worcester District
Registry of Deeds. The agreement may be revoked by the parties only
if parking is provided in accordance with this Zoning bylaw, and a
revised plan is approved by the Planning Board.
(d)
Parking lots shall generally be sited to the side or rear of
buildings in order to minimize the obtrusiveness of large parking
areas on the visual quality of the Corridor. Up to 25% of the total
parking spaces may be sited in the front of the building to accommodate
short-term parking needs of the proposed uses.
(e)
Any parking lot of more than 20 spaces shall be provided with
interior landscaping covering not less than five percent of the total
area of the lot. Landscaping shall also be provided around the perimeter
of the lot for a width of 10' and planted with trees and shrubs. In
total, there shall be provided one shade tree for every 10 spaces
and complemented by shrubs and other planting material. Such trees
shall be at least two inches in trunk diameter at the time of planting,
and shall be located in planting beds at least six feet in width or
diameter. In case it can be shown to the Planning Board that the planting
of trees is impractical, the Planning Board may authorize plantings
and shrubbery instead of trees.
(f)
Sidewalks and pedestrian paths shall connect the lots to the
principal uses they will serve. Such walkways shall be constructed
with brick, decorative pavers, or other materials, and may be bordered
with fencing or shrubbery to clearly separate pedestrians from automobile
traffic. Facilities and access routes for deliveries, service and
maintenance shall be separated, where practical, from public access
routes and parking areas. Car stops shall be provided to prevent parked
cars from damaging trees and shrubs or disrupting pedestrian walkways.
(g)
For non-retail uses, to facilitate alternatives to single occupancy
automobiles, parking lots shall have designated areas for car and
van pool vehicles at a more convenient location near building entrances
than for other employee parking areas. Such areas shall be shown on
the site plan and when built shall be clearly signed for identification
purposes.
(h)
Parking garages are permitted as an alternative to extensive
surface lots. Exterior treatment of the garages shall consist of the
same materials as the principal buildings in the development. Above
ground garages shall be sited behind the principal structures and
shall be limited in height by the requirement of the underlying district.
(4)
View protection.
(a)
The Route 146 Corridor offers many scenic vistas of the Blackstone
Valley. Each development shall recognize the visual quality of its
site in relation to the scenic qualities of the immediate area and
the Corridor as a whole. The applicant shall submit photographs of
the area to the Board and describe the most prominent features of
existing visual quality. Through means of sketches or computer simulations,
the applicant shall document the impacts of the proposed development
on visual quality. This analysis shall present how the project will
be viewed from Route 146 in both directions and how views from the
site to the surrounding area can be integrated into the development
to enhance the project design. Within the development, the applicant
shall preserve open vistas of important features such as lakes, farms,
forests, historic sites, etc.
(b)
Where possible, structures should not be located on ridge tops.
The visual impact of structures near ridge tops should be mitigated
through reducing structure height below the crown of a mature tree
stand where possible or through innovative architectural design.
(5)
Lighting and utilities.
(a)
All electric, telephone, television and other communication
lines, both main and service connections, servicing new developments
shall be provided by underground wiring within easements. These lines
shall be installed in accordance with the prevailing standards and
practices of the utility company providing such services. Electric
transmission lines responsible for transporting power through the
area and provision of three-phase power are exempt from the underground
requirement.
(b)
All exterior lights and illuminated signs shall be designed
and installed in such a manner as to prevent objectionable light at
(and glare across) the property lines. Externally lit signs, display,
building and aesthetic lighting must be lit from the top and shine
downward. The lighting must be shielded to prevent direct glare and/or
light trespass.
(c)
Each outdoor luminaire shall be a full cutoff luminaire, and
the use of decorative luminaires with full cutoff optics is desired.
A full cutoff luminaire is an outdoor light fixture shielded in such
a manner that all light emitted by the fixture, either directly from
the lamp or indirectly from the fixture is projected below the horizontal
plane. Light standard design shall be consistent with the architectural
objectives of the development.
(d)
The development shall eliminate glare onto adjacent properties
through the use of lighting shields, earthen berms, or retention of
existing natural vegetation. All outdoor lighting fixtures, including
display lighting, shall be turned off after close-of-business, unless
needed for safety or security, in which case the lighting shall be
reduced to the minimum level necessary.
(6)
Signage.
(a)
Unless specifically stated below, the sign requirements contained
elsewhere in this Zoning bylaw shall determine the number, size, and
location of signs for buildings and uses within the development.
(b)
The use of materials such as brick in entry signs, or the use
of signboards that use architectural motifs from the Valley's mill
or colonial heritage are to be used where possible.
(7)
Building layout. It is the intent of this overlay district to
promote compact patterns of development where buildings are clustered
in close proximity in order to reflect historical settlement patterns
of the Blackstone Valley. Building layouts shall promote pedestrian
use by reducing walking distances between buildings and providing
walking paths to major entrances. Parking lots shall be sited in convenient
locations such that visitors can conveniently access more than one
facility in the development. Within the development, there is no minimum
separation distance between buildings.
(8)
Redevelopment of existing property.
(a)
Where it is proposed to re-develop property, existing curb cuts
shall be re-designed to improve traffic flow. Where possible, multiple
curb cuts shall be combined to minimize traffic entry points onto
adjacent streets. There shall be no more than two curb cuts onto each
street to which the development has access.
(b)
If existing buildings are to remain, their facades shall be
renovated to reflect the architectural treatments noted above.
(c)
Parking lots shall be re-designed according to the standards
noted above. The Board may waive landscaping requirements or other
standards upon demonstration that such relief is necessary due to
site constraints and other amenities will be substituted that are
consistent with the purpose of this by-law.
(9)
Infrastructure availability.
(a)
Each development shall tie-in to a public water system if an
available connection is located within 1000' of the property, unless
evidence is submitted by the water supplier that its available capacity
is insufficient to service the development.
(b)
Each development shall tie-in to a public sewer system if an
available connection is located within 1000' of the property line
unless evidence is submitted by the sewer provider that the sewer
mains or treatment plant has insufficient capacity to service the
development. If an on-site package treatment plant is proposed, the
plant shall be built prior to the issuance of any occupancy permits.
(c)
Intensity of development shall vary with the proposed sewage
treatment method. The floor area ratio (FAR) shall vary depending
up the proposed sewage treatment method, as follows:
|
Sewage Treatment Method
|
FAR
| |
|
Connection to Public Treatment Works
|
0.75
| |
|
Package Treatment Plant
|
0.25
| |
|
On-Site Septic System
|
0.10
|
(10)
Architectural standards.
(a)
Buildings shall be designed in keeping with the historical patterns
of the Blackstone Valley. Architects should research building types
that typify the region's heritage and incorporate details in their
structures that are based upon examples from the region. Use of materials
such as clapboard, stone, and brick that reflect housing and mill
styles should be used.
(b)
Buildings should contain variation in detail to provide visual
interest and to avoid monotony. Use of pitched roofs, breaks in roof
and wall lines, towers, cupolas and building ornamentation are examples
of measures to incorporate Valley elements into contemporary life.
(c)
Architecture based upon generic franchise design is prohibited.
Rather, where franchise buildings of national chains are proposed,
architects should rely upon models of Blackstone Valley building types
to incorporate elements of historic design into the development.
(11)
Dimensional regulations.
(a)
Building height shall be limited to forty-five feet (45') if:
1) the development is connected to a public water supply; 2) the Fire
Chief determines that water pressure is sufficient for fire fighting
purposes; and 3) the Town has fire apparatus capable of extinguishing
fires at the highest part of the buildings. If such facilities are
not present, the height limit of the underlying district shall govern.
(b)
In lieu of minimum lot size and frontage requirements, the FAR
and open space requirements specified above shall govern the overall
project development intensity.
(c)
There are no required minimum side and rear yards between buildings
within the development. Where the tract abuts land zoned for commercial
or industrial use, side and rear yards of 15 feet shall be provided.
Where the tract abuts property lines of residential districts, side
and rear yards shall be provided of fifty feet (50') which may contain
no buildings or parking lots. Such yards shall provide means to create
visual barriers at pedestrian level and create a strong impression
of visual separation.
