[Added 4-24-1987 ATM,
Art. 31; amended 4-28-1995 ATM,
Art. 25; 11-29-1999 STM, Art.
1; 4-29-2009 ATM, Art. 11; 4-29-2011 ATM, Art. 7]
[Editor's Note: This section was formerly Subsection G of § 125-Article
II-3, Dimensional Requirements. Subsection numbering has been changed
accordingly.]
A.
Applicability - A flexible development may be created with site plan
approval from the Planning Board in accordance with the requirements
of § 125-Article VI-1-B, Site Plan Review, to divide a parcel
using alternative area, frontage and other requirements as follows:
B.
Lot Frontage - Individual lot frontage may be a minimum of one hundred
(100) feet.
C.
Lot Size - Individual lot area in the RR and C-1 Districts may be
as little as 20,000 square feet. Area of individual lots in a VR and
VC Districts may be as little as 10,000 square feet. One single- or
two-family home may be placed on each lot.
D.
Number of Lots - The total number of building lots created from any
parcel shall be no larger than the number which could be built upon
in compliance with § 125-Article II-3-E, Dimensional Schedule,
and all other applicable subdivision and health requirements unless
a density bonus is granted pursuant to § 125-Article IV-1-H,
Bonus Lots. No further increase in the number of lots shall be allowed
through subsequent land division.
E.
Criteria for Approval - The plan creating the lots shall be endorsed
by the Planning Board as "Approved for Flexible Development" if two
(2) or more of the following objectives are met:
(1)
Natural site features, including watercourses, floodplains,
water bodies, wetlands, scenic points and historic sites, are preserved.
(2)
Dwelling units are integrated into the existing landscape through
the placement of buildings within woodlands, along edges of fields,
or at locations visually screened by natural vegetation or topographic
features particularly as viewed from the roadside.
(3)
A majority of any prime farmland soils existing on the site
is permanently protected from development.
(4)
The architectural features of the homes are consistent with
the historic character of existing homes in the neighborhood in term
of roof pitch, building materials (e.g., wood clapboards, brick, stone),
and window treatments.
F.
Affordable Housing - For flexible developments creating more than
four dwelling units, the following shall apply:
[Amended 4-26-2019 ATM,
Art. 15; 6-6-2020 ATM by Art. 20]
(1)
For developments creating five (5) to 20 dwelling units, at least 10% of the dwelling units shall be affordable housing units (see definition in § 125-I-2, Definitions) and for developments creating more than 20 dwelling units, at least 15% of the dwelling units shall be affordable housing units, in accordance with the following table entitled "Affordable Housing Requirement Development Scenarios."
When the requirement results in a fraction of a dwelling unit,
the number of total affordable housing units shall be rounded up to
the next whole number.
|
Affordable Housing Requirement Development Scenarios
| |
|---|---|
|
Total Unit Count
|
Minimum Affordable Unit Requirement*
|
|
5 to 10
|
1
|
|
11 to 20
|
2
|
|
21 to 26
|
4
|
|
27 to 33
|
5
|
|
34 to 40
|
6
|
|
41 to 46
|
7
|
|
47 to 53
|
8
|
|
54 to 60
|
9
|
|
*
|
Affordable units are part of the Total Unit Count, and are not
additional units.
|
(2)
The affordable housing requirement shall be applied to the total
unit count of the proposed flexible development after the approval
of bonus lots, if any, by the Planning Board in accordance with § 125-Article
IV-1-H, Bonus Lots.
(3)
The affordable housing units created through this bylaw shall
qualify as local action units through the Department of Housing and
Community Development's (DHCD) Local Initiative Program, or through
other affordable housing programs that result in units that are eligible
for listing on the Ch. 40B Subsidized Housing Inventory.
(4)
All affordable housing units created under this bylaw shall
be situated within the development so as to be integrated with market-rate
units in the development and shall be compatible in design, appearance,
construction, and quality of exterior materials with other units.
The total number of bedrooms in affordable housing units shall, insofar
as practicable, be proportionate to the total number of bedrooms in
all units in the development.
(5)
Affordable housing units shall be developed concurrently with
market-rate units to the extent feasible.
(6)
An affordable housing plan in accordance with § 125-Article
IV-2-B-3 shall be submitted as part of the site plan review for the
flexible development.
|
While the provision of affordable units is not required for
developments containing four (4) units or less under this section,
the bylaw encourages affordability and provides for incentives (see
§ 125-Article IV-1-H, Bonus Lots).
|
G.
Open Space - At least forty percent (40%) of the total parcel shall
be permanently protected as agricultural, forested land, or other
open space ("protected open space"). The minimum required protected
open space shall not include wetlands and related resource areas,
water bodies, all areas with slopes of 25% or greater, one-hundred-year
floodplains, existing permanently protected open space, and all other
areas determined by the Board of Health to be unsuitable for on-site
sewage disposal ("land with environmental constraints"). To the extent
possible, the preserved land shall form a contiguous tract to enable
continued farming or forestry operations. Land with environmental
constraints may be included in the protected open space subject to
a conservation restriction in perpetuity if it increases the amount
of protected open space beyond the 40% minimum amount (e.g., agricultural
or forested land equals 40% of the total parcel plus land with environmental
constraints equals 10% of the total parcel resulting in protected
open space of 50% of the total parcel). The Planning Board may grant
a waiver to reduce the minimum required percentage of protected agriculture
or forested land to thirty-five percent (35%) of the total parcel
if at least sixty percent (60%) of the total lot area is permanently
protected and no more than twenty-five percent (25%) of the total
lot area is composed of wetlands and related resource areas, floodplains,
or land with slopes greater than 25%. Existing permanently protected
open space, roadways and accessory uses shall not count towards the
sixty percent (60%) of permanently protected open space. Any proposed
open land, unless conveyed to the Town or its Conservation Commission,
shall be covered by a recorded restriction at the Registry of Deeds
enforceable by the Town, providing that such land shall be kept in
an undeveloped state and any frontage on a public way may not be used
to meet future lot frontage requirements.
H.
Bonus Lots - The Planning Board may approve a flexible development
containing more than the maximum number of lots allowed pursuant to
§ 125-Article II-3-E Dimensional Schedule in accordance
with the provisions of this section. A development plan that meets
any of the following bonus lot criteria will earn a bonus in the form
of extra building lots allowed within the development. The Planning
Board will determine, upon review of the development plan, the bonus
lot total. When determining the final total number of bonus lots,
fractions less than one half (0.5) shall be rounded down to the next
lowest whole number but not less than one. Totals ending in 0.5 or
greater shall be rounded up to the next whole number. For example,
a 15-lot subdivision that earns a 10% building lot bonus would be
eligible for 2 extra building lots as a bonus (15 x 0.10 = 1.5 rounded
up to 2 bonus building lots). A 14-lot subdivision that earns a 10%
building lot bonus would be eligible for 1 extra building lot (14
x 0.10 = 1.4 rounded down to 1 bonus building lot). The total number
of bonus building lots under this section cannot exceed 40% of the
maximum number of building lots allowed pursuant to § 125-Article
II-3-E Dimensional Schedule.
[Amended 4-26-2019 ATM,
Art. 15]
|
Bonus Lot Criteria
|
Building Lot Bonus
| ||
|---|---|---|---|
|
1
|
Any development that increases the amount of land permanently
preserved above the 40% requirement by 5% or more. Such land above
the 40% minimum requirement may include land with environmental constraints
such as floodplains.
|
5% for each additional 5% of land protected
| |
|
2
|
For protected farmland, sale of the farmland to a person or
entity currently engaged in farming, or lease of the farmland for
five or more years to a person or entity engaged in farming, and/or
creation of a homeowners' association and dedicated resources to be
provided to that association for the establishment and maintenance
of a community farm or gardens.
|
5%
| |
|
3
|
For protected forestland, a binding arrangement to ensure that
the forest is managed in such a way as to qualify for "green certification"
by the Forest Stewardship Council or other comparable organization
acceptable to the Planning Board.
|
5%
| |
|
4
|
A flexible development plan that protects 10-20 acres of developable
land in one contiguous tract.
|
5%
| |
|
5
|
A flexible development plan that protects more than 20 acres
of developable land in one contiguous tract.
|
10%
| |
|
6
|
A flexible development plan that protects developable land of
at least five acres in a tract that is contiguous to an already protected
area so as to increase the area of working agricultural land, forest,
or wildlife habitat.
|
5%
| |
|
7
|
For forestland, wetlands, water bodies or other natural areas
supporting high-quality wildlife habitat, implementation of a significant
ecological restoration project. Examples include: removal of a small
dam or other barrier to aquatic organism passage, replacement of a
preexisting sub-standard stream culvert, restoration of eroding stream
banks, restoration of riparian areas, removal of non-native invasive
species or mitigation of a preexisting source of water pollution.
|
10%
| |
|
8
|
A development plan that screens structures from view from a
public way as evidenced by cross sections of the definitive plan at
a scale of 1 inch = 10 feet and includes a planting plan with sufficient
trees and plantings to improve the visual character of the development.
|
5%
| |
|
9
|
Architectural designs for the single- or two-family structures
that match the current character of the area. Architectural elevation
drawings of the single- or two-family homes must accompany the site
plan to be eligible to receive a bonus in this category.
|
5%
| |
|
10
|
A development plan that provides recreational opportunities
for the public by providing access to walking trails or other passive
forms of recreation via an easement.
|
5%
| |
|
11
|
If all houses are certified as Energy Star® (or its equivalent) homes (to be secured by a covenant). This bonus
cannot be taken in addition to Bonus Lot Criteria #12.
|
5%
| |
|
12
|
A flexible development that provides senior housing (age 55
and over), provided all of the following requirements are met:
|
25%
| |
|
a)
|
The occupancy of units in the flexible development shall be
restricted to those 55 years of age or older;
| ||
|
b)
|
There shall be 2 or fewer bedrooms in each unit;
| ||
|
c)
|
Units should incorporate renewable energy technologies such
as solar hot water heaters or solar PV, and all units should be Energy
Star® rated;
| ||
|
d)
|
At least 25% of the dwelling units must be affordable to seniors
qualifying as low- or moderate-income households and meet the requirements
of § 125 Article IV-1-F, Affordable Housing; and
| ||
|
e)
|
At least 50% of the units must be handicapped accessible.
| ||
|
13
|
A development that creates a minimum of 25% affordable housing
units and meets the requirements of § 125 Article IV-1-F,
Affordable Housing. This bonus cannot be taken in addition to Bonus
Lot Criteria #12.
|
25%
| |
I.
Design Process - When a flexible development plan is submitted, applicants
shall be prepared to demonstrate to the Planning Board that the following
design process was used in determining the layout of proposed streets,
house lots, and contiguous open space.
(1)
Understanding the site. Inventory existing site features, taking
care to identify sensitive and noteworthy natural, scenic and cultural
resources on the site, and to determine the connection of these important
features to each other.
(2)
Evaluating site context. Evaluate the site in its larger context
by identifying physical (e.g., stream corridors, wetlands), transportation
(e.g., road and bicycle networks), and cultural (e.g., recreational
opportunities) connections to surrounding land uses and activities.
(3)
Designating the protected open land. Identify the protected
open land to be preserved on the site. Such open space should include
the most sensitive and noteworthy resources of the site, and, where
appropriate, areas that serve to extend neighborhood open space networks.
(4)
Locating development areas. Locate building sites, streets,
parking areas, paths and other built features of the development.
The design should include a delineation of private yards, public streets
and other areas, and shared amenities, so as to reflect an integrated
community, with emphasis on consistency with the Town's historical
development patterns.
(5)
Illustrating lot lines. Draw in the lot lines.
[Amended 4-24-1987 ATM,
Art. 32]
A.
Applicability - A major residential development is the creation of
more than four (4) lots, whether a subdivision or not, or construction
of more than four (4) dwelling units within a ten-year period from
or on a property or a set of contiguous properties in common ownership
as of January 1, 1987, except for residential development proposed
as a flexible development in accordance with § 125-Article
IV-1. In addition, smaller developments may, at the owner's option,
be considered major residential developments and employ the following
provisions.
[Amended 11-29-1999 STM,
Art. 1; 4-29-2011 ATM, Art. 7; 4-26-2019 ATM, Art. 15]
B.
Procedures - Applicants for major residential development shall file
with the Planning Board four (4) copies of the following:
(1)
A development plan conforming to the requirements for a preliminary subdivision plan under the Subdivision Regulations of the Planning Board. [See Ch. 194, Subdivision of Land.] Such plan shall also indicate proposed topography and, unless the development is to be sewered, the results of deep soil test pits and percolation tests at the rate of one (1) per every five (5) acres, but in no case fewer than five (5) per major residential development.
(2)
An environmental analysis, if required by the Sunderland Subdivision
Regulations.
(3)
An affordable housing plan with the following submittals:
[Amended 4-29-2011 ATM,
Art. 7; 4-26-2019 ATM, Art. 15]
(a)
A general description of the residential development, including
whether the development will contain rental or ownership units, and
whether the development contains single-family, two-family, multifamily,
or mixed use structures;
(b)
The total number of market rate units and affordable units in
the development;
(c)
The number of bedrooms and bathrooms in each market rate unit
and each affordable unit;
(d)
The approximate square footage of each market rate unit and
each affordable unit;
(e)
The location of each market rate unit and affordable unit within
the development;
(f)
The proposed pricing for each market rate unit and each affordable
housing unit and proposed condominium or homeowner's association fees
if applicable. The applicant shall demonstrate that the proposed purchase
prices or rents of affordable units adhere to the current low- or
moderate-income limits as determined by the U.S. Department of Housing
and Urban Development (HUD) applicable to the Town of Sunderland and
shall satisfy the affordability requirements of the Department of
Housing and Community Development's (DHCD) Local Initiative Program,
or other affordable housing program that result in units eligible
for listing on DHCD's Ch. 40B Subsidized Housing Inventory;
(g)
The phasing and construction schedule for each market rate unit
and each affordable unit, if applicable;
(h)
An Affirmative Fair Marketing and Resident Selection Plan that
complies with DHCD's regulations and guidelines. The applicant is
responsible for resident selection, including but not limited to drafting
the resident selection plan, marketing, administering the initial
lottery process, and determining the qualification of potential buyers
and/or tenants. The applicant is responsible for paying for all of
the costs of affirmative fair marketing and resident selection. The
applicant may contract for such services, provided that any such contractor
shall be experienced and qualified under the standards set forth by
DHCD. The Affirmative Fair Marketing and Resident Selection Plan shall
describe how the applicant will accommodate local preference requirements,
if any, established by the Planning Board;
(i)
Draft affordable use restriction regulatory agreement for submission
to DHCD. The applicant is required to enter into a regulatory agreement
with the Town of Sunderland and the Massachusetts Department of Housing
and Community Development (DHCD). The Planning Board encourages applicants
to use the "model" regulatory agreement provided by DHCD;
(j)
Draft affordable housing deed rider to be recorded with the
Registry of Deeds. Homeownership units must be protected by a deed
rider that "lock in" an affordable housing purchase price upon resale.
The Town encourages applicants to use DHCD's "model" affordable housing
deed rider.
|
[Editor's Note: Former Subsection C, Flexible development, as amended 4-13-1993 STM, Art. 44, and 11-29-1999 STM, Art. 1, was repealed 4-29-2011 ATM, Art. 7. A subsequent Subsection C, Number of Dwelling Units, as amended, was repealed 4-26-2019 ATM, Art. 15. Said Art. 15 also redesignated former Subsections D through F as Subsections C through E, respectively.]
|
C.
Multifamily Development - Multifamily dwellings may be allowed in
a major residential development, subject to the following:
[Amended 11-29-1999 STM,
Art. 1]
(1)
On-site sewage disposal systems for multifamily dwellings must
meet state or local Board of Health regulations.
(2)
Parking areas shall not be located within a required front yard
or within ten (10) feet of a lot line and shall be screened from public
ways and adjacent lots by building location, grading, fencing or plantings.
See also § 125-Article III-1, Parking and Loading Requirements.
(3)
Departure from the visual scale of single-family development
shall be minimized by including not more than four (4) dwelling units
in a single structure, serving not more than two (2) dwelling units
from a single entrance, limiting building length to not more than
two hundred (200) feet, having an unbroken roof area of not more than
one thousand (1,000) square feet, and having parking areas individually
containing not more than eight (8) spaces.
(4)
No building shall be floodlit. Drives and parking areas shall
be illuminated only by shielded lights not higher than fifteen (15)
feet.
D.
Affordable Housing - At least 20% of the dwelling units within a
major residential development are required to meet the definition
of affordable housing, and shall be subject to the following:
[Added 4-29-2011 ATM,
Art. 7; amended 4-26-2019 ATM,
Art. 15]
(1)
When the requirement results in a fraction of a dwelling unit,
the number of total affordable housing units shall be rounded up to
the next whole number.
(2)
The affordable housing units created through this bylaw shall
qualify as local action units through the Department of Housing and
Community Development's (DHCD) Local Initiative Program, or through
other affordable housing programs that result in units that are eligible
for listing on the Ch. 40B Subsidized Housing Inventory.
(3)
All affordable housing units created under this bylaw shall
be situated within the development so as to be integrated with market-rate
units in the development and shall be compatible in design, appearance,
construction, and quality of exterior materials with other units.
The total number of bedrooms in affordable housing units shall, insofar
as practicable, be proportionate to the total number of bedrooms in
all units in the development.
(4)
Affordable housing units shall be developed concurrently with
market-rate units to the extent feasible.
|
[Editor's Note: Former Subsection F, Decision, was repealed
4-29-2011 ATM, Art. 7.]
|
E.
Agricultural and Watershed Protection Incentive - In order to benefit
the Town through the visual, economic and ecological benefits of preservation
of agricultural use of land and the economic and ecological benefits
of preservation of watershed land and to benefit owners of land well-suited
to agriculture, as well as owners of land within the Watershed District,
the following transfer of development rights procedure may be followed
by owners of eligible land if they so choose:
[Amended 4-28-1989 ATM,
Art. 21; 4-28-1995 ATM, Art. 30; 4-26-1996 ATM, Art. 31; 11-29-1999 STM, Art. 1]
(1)
The maximum number of Development Unit Credits (DUCs) that can
be transferred from any parcel in the Prime Agricultural District
or Watershed District into an approved receiving district will be
no greater than the number of developable lots in the parcel in the
sending district from which the DUCs are to be transferred, and provided
that the density of the parcel being developed in the receiving district
shall not be increased by a factor greater than two (2). Further,
the transferor of any DUC shall grant a perpetual restriction to the
Town of Sunderland prohibiting nonagricultural or nonconservation
development, as appropriate, on the land from which said DUC is transferred.
(2)
In no case will density bonuses from outside the Watershed District
be allowed to be used in the Watershed District.
|
[Editor's Note: Former Subsection G, Development timing, was
repealed 4-27-1990 ATM, Art. 18. See now § 125-Article IV-4,
Development Rate Limitation.]
|
[Added 4-29-2005 ATM,
Art. 28]
A.
Purpose - The Planned Unit Development Overlay District is designed
to allow for planned unit developments in designated areas of Town.
Through a comprehensive site plan, a unified development containing
a mixture of land uses and buildings is developed as a single entity.
It is the intent of this provision to ensure sound planning and zoning
practices while allowing certain desirable departures from the strict
provisions of specific zone classifications.
(1)
Encourage flexibility in the design of development through a
carefully controlled review process of particular plans within a particular
zoning district.
(2)
Promote the use of multiple-story buildings and campus-like
clustering of buildings to maximize the amount of available open space.
(3)
Encourage a less sprawling form of development which makes more
efficient use of land, requires shorter networks of streets and utilities
and which fosters more economical development and less consumption
of developable land.
(4)
Provide an efficient procedure which will ensure appropriate
high-quality design and site planning.
(5)
Promote high-quality coordinated building and site design which
buffers adjacent residential uses and protects both scenic and natural
features.
B.
Definition - Planned Unit Development: A development of land as a
single entity under the direction of a comprehensive site plan, in
which a mixture of land uses, a variety of building types and designs,
and open space are provided for in a coherent manner.
C.
District Location - The location of the Planned Unit Development
Overlay District is defined as the C-1 Commercial District and the
VC Village Center District.
[Amended 4-27-2012 ATM,
Art. 14]
D.
Dimensional Requirements - To be eligible for a planned unit development,
the parcel must have at least 400 feet of frontage and have a minimum
lot area of 80,000 square feet.
E.
Use Regulations.
(1)
The uses allowed in a planned unit development are any uses
allowed either by right or special permit within the underlying zoning
district.
(2)
Uses in a planned unit development shall comply with all other
applicable sections of this Bylaw, including but not limited to § 125-Article
III-1, Parking and Loading Requirements, and § 125-Article
III-2, Signs, in addition to the required provisions of this section.
(3)
More than one principal building and use is permitted on a lot.
(4)
A building height of 35 feet is permitted.
(5)
One or more separate but contiguous parcels may be assembled
to create a planned unit development. Proposed planned unit developments
may include preexisting uses and buildings provided they are integrated
into the development plan. Planned unit developments may consist of
land in more than single ownership and may be subdivided into separate
lots provided all current and future owners and lots are bound by
restrictive covenant(s) to the planned development permit approvals
and to maintain the project as a single planned unit development.
Subdivision of lots within a planned unit development after final
approval of the site plan shall be considered an amendment to the
special permit and will require approval by the Planning Board.
(6)
The creation of more than four (4) dwelling units within a planned
unit development shall comply with § 125-Article IV-2, Major
Residential Development, in addition to the required provisions of
this section. Multifamily dwellings, including apartments on upper
floors of commercial structures, may contain up to eight (8) dwelling
units in a structure when part of a planned unit development, provided
that a minimum of 25% of the units within the multifamily development
shall be affordable housing units.
[Added 4-26-2019 ATM,
Art. 15]
F.
Access Requirements.
(1)
Entrances to planned unit developments shall be limited to one
access point onto a public way. The Planning Board may grant additional
access points to improve traffic circulation if deemed necessary.
(2)
Common driveways and parallel service drives may be required
in the planned unit development to consolidate driveway openings to
a few widely spaced locations.
H.
Design Requirements.
(1)
Developments shall have an integrated design with respect to
building placement, proportion, color, rooflines, and other architectural
details.
(2)
Developments must incorporate human scale features such as landscaping,
pedestrian plazas and other public spaces, first floor windows, pedestrian
level lighting, benches, awnings and architectural details.
(3)
The building's main entrance shall be clearly defined with architectural
details such as raised parapets, peaked roofs, arches, canopies, and
overhangs.
(4)
Rear or side facades visible from other uses, parking areas,
or streets must be of finished quality and should be landscaped.
(5)
Parking areas shall be located to the side or rear of buildings
to the maximum extent feasible.
(6)
All mechanical equipment including dish antennae, outdoor storage,
and waste disposal areas shall be screened from public view.
(7)
Wall signs in multi-tenanted buildings must be placed within
the same sign band.
I.
Design Guidelines.
(1)
New buildings shall relate harmoniously to existing buildings
on the site and to the surrounding neighborhood.
(2)
Boxy buildings should be softened with architectural details
and landscaping. Pitched rooflines are encouraged.
(3)
Long unbroken facades must be avoided. The use of facade offsets,
recesses, angular forms, and landscaping rather than ornamentation
is encouraged to break up the mass of large or continuous walls.
(4)
The use of exterior building materials such as masonry, stone,
wood, and brick is preferred.
(5)
Facade details and building elements shall be proportionate
to the scale of the building.
(6)
Lighting fixtures should complement the architectural design
of the planned unit development.
(7)
The placement of wall signs on individual buildings should complement
the architectural design of the planned unit development.
(8)
Large expanses of parking should be broken up with internal
landscaping and dedicated pedestrian walkways.
J.
Phasing Requirements - All applications for planned unit developments
shall include sufficient information to evaluate total build-out of
the site. The Planning Board may permit a phased schedule in accordance
with an approved master site plan.
(1)
The initial construction phase shall provide sufficient on-site
and off-site improvements to adequately serve the constructed portion
independent of future phases, encourage completion of the build-out
design, and minimize disruptions during future construction phases.
Improvements shall include but are not limited to driveways, parking,
sewer, water, stormwater systems, lighting, and landscaping. The Planning
Board may permit phased construction of improvements if deemed appropriate.
(2)
The applicant shall provide the Town with a performance guarantee
to cover the costs of construction of the on-site and off-site improvements,
subject to approval from the Planning Board, in the form of a performance
bond, letter of credit, or cash escrow.
(3)
Any changes in use or amendments to subsequent development phases
shall require approval by the Planning Board. Modifications or extensions
to an approved phasing timetable shall not be considered substantive
amendments.
K.
Procedural Requirements - All planned unit developments require a
special permit and site plan review. The Planning Board shall be the
Site Plan Approval Authority and Special Permit Granting Authority
for all planned unit developments in the Planned Unit Development
Overlay District. A special permit may be granted by the Planning
Board for multiple uses allowed by right or by special permit if the
Planning Board finds that the proposed uses will not have adverse
effects which overbalance the beneficial effects according to the
requirements and criteria of § 125-Article VI-3, Special
Permits. In addition to the site plan submittal requirements in § 125-Article
VI-1-B, Site Plan Review, and the special permit requirements section
of § 125-Article VI-3, Special Permits, of this Bylaw, site
plans shall include:
(1)
Color renderings of facade elevations of all sides of all proposed
new construction and renovations including proposed mature landscaping.
(2)
Color photographs showing the proposed building site and adjacent
properties and buildings.
(3)
Drawings/cut sheets of all proposed lighting, signs, and pedestrian
amenities as they are to be located on the property.
(4)
A landscaping plan that includes all existing and proposed vegetation
with elevation views and a description of all plantings (include common
names), size (upon planting and upon maturity), spacing, and numbers
of plants.
(5)
Description of how the project will impact traffic conditions
on streets and intersections likely to be affected by the project
including the level of service, traffic flow, turning movements, sight
distances, traffic controls, pedestrian movement and public transportation.
Provide information on the average daily and peak hour traffic projections
and directional distribution of site-generated traffic.
|
[Editor's Note: Former § 125-IV-4, Development Rate
Limitation, added 4-27-1990 ATM, Art. 18, as amended, was repealed
4-26-2019 ATM, Art. 15.]
|
