[HISTORY: Adopted by the Town of Greenfield 6-1-2006 (Ch. 842 of the 2002 Bylaws). Amendments
noted where applicable.]
The purpose of an impact statement is to provide the special
permit granting authority with sufficient information to conduct a
detailed review of uses which have the potential for significant impact
on the Town. The impact review process is intended to promote and
protect the natural resources and aesthetic qualities of the Town
and to mitigate any adverse impact to Town services, traffic patterns,
abutting properties, the economy of the Town, the character of the
Town, or the public health, safety, and welfare of Town residents.
B.
The most recent edition of the Institute of Transportation Engineers
(ITE) Trip Generation Manual shall be used to determine if the proposed
project meets the 500 vehicle trips per day threshold requiring major
development review under § 200-7.12B(1) of the Greenfield
Zoning Ordinance. If the ITE trip generation rates are not applicable
or the use is not included in the manual, the estimated vehicle trips
per day shall be verified by the Greenfield Department of Public Works.
C.
Ten copies of the impact statement shall be submitted along with all other forms, plans and information required for special permit applications under major development review, § 200-7.12 of the Greenfield Zoning Ordinance, and for subdivision applications under § 550-43 of the Greenfield Subdivision Regulations.
D.
The special permit granting authority may waive strict compliance
with the submittal requirements of these rules and regulations by
a majority vote of the Planning Board ("Board") if, in its opinion,
the information required is deemed unnecessary or inapplicable to
the review of the project. Request for waivers shall be made in writing
to the Board and shall state the reasons and supporting justification
for granting the waiver. Public notice and public hearing, which may
be combined with the notice and public hearing on the special permit
application, shall be required before a decision is made on the waiver
request. The Economic Development and Planning Committee of the Town
Council shall receive a copy of the application, plans and a request
for a waiver and shall have the opportunity to comment on whether
the waiver should be granted or denied. Applicants are encouraged
to discuss the requirements of the impact statement with the Board
or Planning Department staff prior to preparation of the statement.
E.
The impact statement shall be prepared by an interdisciplinary team
of professionals qualified to evaluate all facets of the proposed
project, which may include but is not limited to engineers, architects,
landscape architects, environmental scientists, and planners.
A.
The impact statement shall include the following elements:
(1)
A detailed description of the proposed project and its design features,
including existing conditions on the site and in the vicinity of the
project.
(2)
Identification and assessment of the impacts of the proposed project,
including positive, negative, direct and indirect impacts.
(3)
An evaluation of how the project will meet the design standards required
in these rules and regulations.
(4)
Proposed measures to mitigate adverse impacts and/or maximize positive
impacts, including design modifications and provision of infrastructure
or public service improvements sufficient to support the project.
Any adverse impacts which cannot be mitigated shall be identified.
Mitigation measures to be implemented by the applicant shall be identified.
B.
Impact assessment. The impact statement shall assess the following
areas of potential impact:
(1)
Traffic impact.
(a)
Existing traffic conditions. Average daily and peak-hour volumes,
sight distances, street capacity, level of service, physical characteristics
of the streets, number and location of driveways and intersections,
average and peak speeds, accident data, pedestrian movement, and public
transportation and traffic controls for streets and intersections
adjacent to the project and for streets and intersections which will
experience a ten-percent increase in peak-hour traffic as a result
of the project or which will experience a reduction in the level of
service as a result of the project, and for failing streets and intersections
which will experience an increase in traffic as a result of the project
as required by the Board.
(b)
Projected traffic conditions. Average daily and peak-hour traffic
projections and directional distribution of site-generated traffic,
sight distances at proposed driveway intersections with streets, on-site
traffic circulation and parking layout, pedestrian movement and background
traffic conditions for the design year, including any planned roadway/traffic
improvements and other proposed projects in the vicinity of the site.
(c)
Projected traffic impact. Evaluate how the proposed project
will affect traffic conditions on streets and intersections adjacent
to and those likely to be affected by the proposed project, including
level of service, traffic flow, turning movements, sight distances,
traffic controls, pedestrian movement, and public transportation.
(2)
Impact to municipal utilities/services.
(a)
Water supply. Describe the proposed water supply system, including
average daily and peak water demand; location, sizing, and accessibility
to municipal water mains; and water pressure and flows available at
the site. Evaluate the capacity of the Town's water supply and distribution
system to adequately service the projected water and fire flow needs
of the project; the need for pumping stations, standpipes, or other
improvements to the water system required to service the project.
Estimate the cost and discuss the responsibility for construction
of improvements and ongoing maintenance. Consultation with the Department
of Public Works is required.
(b)
Sewage disposal. Describe the proposed sewage disposal system,
including average daily and peak wastewater discharges to the municipal
sewer system; composition and concentration of wastewater; location,
sizing, and accessibility to municipal sewer mains; the need for pumping
stations, forced mains or other system improvements required to adequately
service the project. Evaluate the capacity of the sewage treatment
plant and the sewerage system to accommodate the wastewater flows.
Evaluate the need for pretreatment of wastewater to achieve compliance
with the Greenfield Sewer Use Regulations.[1] Estimate the cost and discuss the responsibility for construction
of system improvements and ongoing maintenance. Consultation with
the Department of Public Works and the Department of Environmental
Protection is required.
(c)
Storm drains. Describe the proposed surface drainage system,
including pre- and post-runoff calculations; the location, sizing,
accessibility, and proposed discharges to the municipal storm drains.
Evaluate the capacity of the existing storm drains to accommodate
projected stormwater runoff. Estimate the cost and discuss the responsibility
for construction of storm drain improvements and ongoing maintenance.
Consultation with the Department of Public Works is required.
(d)
Solid waste disposal. Describe the quantity and composition
of projected solid wastes to be generated by the project, including
average weekly volume in cubic yards of refuse generated; recycling
potential; method of on-site storage and collection. Evaluate the
impact to the municipal landfill, recycling facility, and transfer
station, including available landfill capacity and costs of collection
and disposal. Consultation with the Department of Public Works is
required.
(e)
Emergency services. Describe the anticipated fire and police
protection needs, including time and demand on municipal personnel;
provision for alarms or warning devices; on-site fire fighting and
security capabilities; need for increased municipal personnel or equipment.
Estimate the cost and discuss the responsibility for providing emergency
protection to the project. Consultation with the Police and Fire Departments
is required.
(f)
Schools. Describe the projected impact to the public school
system, including kindergarten, primary, and secondary levels. Identify
the schools to be affected; projected number of students by housing
type (i.e., single-family, apartments, townhouses) and number of bedrooms
(i.e., one-bedroom, two-bedroom, etc.); the ability of the schools
to absorb the additional enrollment, including impact on classroom
size, school bus routing changes, and the annual cost per student
to the school system. Projected number of students shall be based
on relevant data for the region, Massachusetts, or the northeast.
Consultation with the School Department is required.
(3)
Environmental impact.
(a)
Describe the existing physical and ecological characteristics
of the site and in relation to surrounding land, including topography,
slope, soils, wetlands, surface water, vernal pools, floodplains,
depth to groundwater, drainage patterns, type and coverage of vegetation,
wildlife and wildlife habitat, identification of any rare or endangered
plant or animal species, relationships to public or private water
supply wells and recharge areas or public water supply reservoirs.
Consultation with the Conservation Commission, Department of Public
Works, and the Massachusetts Natural Heritage Program is required.
(b)
Identify and evaluate the potential impacts of the project on
air quality, surface water, wetlands, groundwater, plant and wildlife
species, temperature, wind, and noise levels on-site and off-site
which will be affected by the project.
(c)
Specifically evaluate the impact of stormwater, runoff, flooding,
erosion, sedimentation, grading changes, increased impervious surface,
discharges to groundwater, pumping of groundwater, wetlands disruption,
and changes to vegetative cover. Provide the location and results
of any test pits, soil borings, and percolation tests performed on
the site.
(d)
Describe the types, quantities, use and storage methods for
hazardous materials and wastes to be used or generated by the project.
What measures will be taken to prevent a release into the environment?
(e)
Describe proposed mitigation measures for impacts identified
above.
(4)
Community impacts.
(a)
Describe the surrounding neighborhood and any scenic, unique
geological, historical, or archaeological features and recreational
areas on the site or in the vicinity of the site which could be affected
by the project.
(b)
Describe the layout of the proposed project in detail (site
plans may be used), including scale, placement, and design of buildings
and structures; lighting; parking areas; open space; relationship
to scenic views from the site; views of the project from distant vantage
points and from adjacent properties and public ways.
(c)
Evaluate the proposed architectural design in relationship to
surrounding land uses and prevailing architectural style, including
major design elements such as scale, materials, color, setbacks, roof
lines.
(d)
Identify the impacts to historic properties, districts, or areas,
and any archaeological sites on the property or in the vicinity of
the project. Consultation with the Historical Commission is required.[2]
(e)
Describe any recreational facilities proposed for the site and
provision of public recreational or open spaces. Estimate the off-site
recreational demands of the proposed project and its impact to municipal
recreational facilities and programs. Consultation with the Recreation
Commission is required.
(f)
Residential projects should be evaluated in relationship to
the type and scale of surrounding residential uses. Evaluate the project
in meeting the housing needs of Greenfield and discuss any provision
for affordable housing. Consultation with the Greenfield Housing Partnership
and the Office of Planning and Community Development is required.
(g)
Nonresidential projects should estimate the number and types
of jobs to be created by the project, estimate the amount of local
labor to be used, and evaluate the impact of the project on existing
employers in the community.
(h)
Estimate the amount, type, and location of spin-off development
resulting from construction of the project and its likely impact on
the community, including changing land use patterns, development pressure
on surrounding neighborhoods, impact to the downtown business district,
impact to important natural resources, traffic, and Town services.
(i)
Identify and evaluate the potential impacts to neighboring communities
resulting from the project.
(5)
Fiscal impact.
(a)
Evaluate the projected costs and benefits to the community resulting
from the project, including:
[1]
Projected costs arising from increased demand for and required
improvements to public services and infrastructure.
[2]
Value of improvements to public services and infrastructure
to be provided by the project.
[3]
Projected tax revenues to be generated by the project.
[4]
Projected impact of the project on surrounding land values and
any potential loss or increase in tax revenues to the Town.
[5]
Short-term and long-term projection of increased Town revenues
and costs resulting from the proposed project.
(b)
Evaluate the market and financial feasibility of the project.
Include any market studies prepared for the project and any plans
for phased construction.
The special permit granting authority shall consider the following
standards when reviewing development impacts in addition to the special
permit and site plan criteria required in §§ 200-8.3
and 200-8.4 of the Greenfield Zoning Ordinance:
A.
Traffic standards.
(1)
The level of service (LOS) of all streets and intersections evaluated under § 244-3B(1) shall not be reduced. Level of service shall be determined in accordance with the most recent edition of the Highway Capacity Manual, Highway Research Board, National Academy of Science - National Research Council. See attached appendix for summary description of LOS.[1]
[1]
Editor's Note: The appendix is on file in the Town offices.
(2)
The design goal for all streets, signalized intersections, and turning
movements at unsignalized intersections shall be LOS C or better.
For streets and intersections currently functioning at LOS C or better,
mitigation measures shall be provided to maintain or improve the existing
LOS. Where the existing LOS is D, mitigation measures shall, at a
minimum, maintain the existing conditions or upgrade the LOS to C
or better.
(3)
For all streets and intersections which are currently failing (LOS
E or worse), the goal of mitigation measures is to provide a LOS D
or better. At a minimum, existing conditions at failing streets and
intersections shall not be further degraded as a result of the project.
(5)
Shared driveways and service roads shall be used to control access
onto existing streets.
(6)
The impact of increased turning movements shall be mitigated.
(7)
The project shall be sited and driveways located to prevent routing
of nonresidential traffic to and through residential streets.
(8)
Pedestrian and bicycle circulation shall be separated from motor
vehicle circulation as far as practicable.
B.
Municipal utilities/services standards.
(1)
The public water, sewer, and drainage systems in the vicinity of
the site shall be adequate to serve the proposed project. If public
utilities are not adequate to serve the project, the reviewing authority
may require, as a condition of approval, off-site improvements to
increase the capacity of such utilities sufficient to serve the project.
(2)
All utilities shall be placed underground where physically feasible.
(3)
All commercial and industrial discharges to the sewage treatment
plant shall be pretreated if required by the Water Department of the
Department of Public Works to prevent overloading of the treatment
plant. All discharges shall be in compliance with the Greenfield Sewer
Use Regulations.[3]
(4)
On-site stormwater management measures in accordance with Chapter 381, Stormwater Management, of the Town Code shall be required to ensure that the rate of runoff from the site to the municipal storm sewer is not increased. Provision shall be made for ongoing maintenance of on-site stormwater management facilities connected to the public storm drains.[4]
(5)
The Town may require recycling and/or commercial refuse disposal
to prevent overloading of the municipal landfill and transfer station.
(6)
Municipal police and fire services shall not be strained by the proposed
project. Adequate fire flows shall be available at the site. Improvements
to the water system may be required to provide adequate service, or
on-site alternatives owned and maintained by the landowner may be
required.
(7)
Provision of school bus service shall not require additional routes
or buses at the expense of the Town. Phasing of residential developments
may be required to ensure that the public school system can meet the
increased enrollment resulting from the project.
C.
Environmental standards.
(1)
The project shall not create any significant emission of noise, dust,
fumes, noxious gases, radiation, water pollutants, or any similar
significant adverse environmental impact.
(2)
The project shall not cause erosion, flooding, sedimentation, or
increase the rate of runoff from the site. Provision shall be made
for attenuation of runoff pollutants. Groundwater recharge shall be
provided where the Town deems it important.
(3)
The project shall be designed to minimize the destruction of wetlands,
unique natural features, wildlife habitat, and rare or endangered
species. Special effort shall be made to maintain wetlands, wetland
buffer zones and corridors between wetlands and wooded uplands; wildlife
travel corridors; existing diversity of plant communities; and to
avoid alteration of areas most difficult to replicate.
(4)
The project shall not result in a reduction of groundwater recharge,
deteriorate surface water or groundwater, or negatively impact any
public water supply recharge area or watershed. Commercial and industrial
discharges of process wastewater to the ground shall not be permitted.
(5)
Best available measures shall be used to prevent a discharge or spill
of hazardous materials or wastes into the environment.
(6)
Buffers, setbacks, landscaping, and traffic circulation patterns
shall be used to mitigate noise and air pollution impacts.
D.
Community standards.
(1)
Provision shall be made for preserving historical features of the
site. The project shall be compatible with the character and scale
of neighboring properties, especially historic structures or areas.
(2)
Building materials, architecture, and building placement shall minimize
the visibility of buildings from distant vantage points, minimize
obstruction of scenic views visible from public ways, and ensure compatibility
with neighboring properties.
(3)
On-site recreation areas shall be provided for residential developments
in areas where public recreational facilities are not available or
if the capacity of nearby recreational facilities would be overburdened
by the project.
(5)
Adverse impact to the downtown business district shall be minimized
through the use of joint marketing, hours of operation, products offered,
and other measures to collaborate with downtown businesses.
E.
Fiscal impact standards.
(1)
The proposed project shall not have a significant adverse impact
on the Town in terms of balancing as near as possible the cost of
public services and public revenue provided through taxes and other
income. The reviewing authority may require phasing of the project
to minimize negative fiscal impacts to the Town over the short term.
(2)
The project shall be designed to minimize any negative impacts to
adjoining property values.
(3)
The applicant shall demonstrate the financial ability to complete
the project and to achieve long-term financial stability.
