[Added 5-4-1998 ATM,
Art. 42]
A.Â
Purpose - The purpose of this section is to establish a district
in which wireless communications services (WCF) may be provided and
to minimize the adverse impact of WCFs on properties abutting those
on which they are constructed; to limit the number and height of such
facilities to the minimum necessary for effective operation; to promote
shared use of facilities; and to protect, to the maximum extent practicable,
the historic and residential character of the Town of Sunderland,
the property values of the community, and the health, safety, and
welfare of citizens.
B.Â
Location of District - The Wireless Communications Services District
shall be located on all land owned by the Town of Sunderland, on all
land owned by the Sunderland Water District, and on all land zoned
for commercial and/or industrial purposes. The Wireless Communications
Services District shall be construed as an overlay district with regard
to said locations. All requirements of the underlying zoning district
shall remain in full force and effect, except as may be specifically
superseded herein.
[Amended 4-28-2000 ATM,
Art. 50]
C.Â
APPLICANT
COLOCATION
CONSTRUCTION
CONVERSION
LANDOWNER
LATTICE STYLE TOWER
MONOPOLE TOWER
MUNICIPAL FACILITIES
PARK
PERSON
SCREEN
SETBACK
SPECIALIZED MOBILE RADIO SERVICES
STRUCTURE
TELECOMMUNICATION TOWER
WIRELESS COMMUNICATION FACILITY (WCF)
Definitions - As used in this section, the following terms shall
have the meanings indicated:
A landowner, developer, or other person who is required to
file an application to comply with any ordinance or bylaw.
Installation and operation of more than one (1) WCF on a
single tower, building, or other structure.
The construction, reconstruction, renovation, repair, extension,
expansion, alteration, or relocation of any structure.
To change or adapt land or structures to a different use,
occupancy, or purpose.
The legal or beneficial owner of land, including the holder
of an option or contract to purchase (whether or not such option or
contract is subject to any condition), a lessee if he or she is authorized
under the lease to exercise the rights of a landowner, or other person
having a proprietary interest in land.
A tower that tapers from base to top, characterized by lattice-work
construction.
A tower consisting structurally of a single, round pole similar
to a flag pole, tapering slightly from base to top, and usually supported
by guy wires.
Structures or land used for offices, garages, storage, parks,
playgrounds, or other governmental uses of the Town of Sunderland.
A tract of land set aside for public use, excluding any commercial
use.
An individual, partnership, association, corporation, firm,
governmental agency or department, or other entity; or, where appropriate,
the members, officers, representatives, agents, etc., or any of these.
An obstruction of sufficient height [but not less than six
(6) feet] to hide an area being screened from adjoining areas.
The required minimum distance between any structure and an
adjacent public way, road, street, right-of-way or lot line.
Cellular telephone and other forms of personal communication
services requiring wireless communication facilities in order to operate.
Anything that is built, of any kind whatsoever, including
signs, fences, swimming pools, garages, sheds, towers, etc.
A lattice-style or monopole tower, possibly including antenna(s),
whose purpose is to house and facilitate WCF services.
Any tower, or any antenna or device placed on a tower or
on any other new or existing structure, or any device, wiring, or
equipment designed to facilitate, or used in connection with, the
provision of specialized mobile radio service, as well as any structure
or appurtenance used primarily for the installation and operation
of equipment necessary for the provision of such services. Antennas
used by federally licensed amateur radio operators, or television
antennas or satellite dishes that are accessory to residential uses,
are not WCFs.
D.Â
General Requirements and Use Restrictions - A wireless communication
tower and facilities (including antennas and accessory structures,
if any) may be erected in a Wireless Communications Services District
upon the issuance of a special permit by the Planning Board pursuant
to § 125-Article VI-3, Special Permits, subject to site
plan approval as set forth herein at § 125-Article VI-1-B,
Site Plan Review, as may be amended (without exemption due to size
of structure), and subject to all of the following conditions:
(1)Â
All WCFs, whether new or modifications of existing structures
or facilities, shall be constructed, installed, and operated in compliance
with the provisions of this section. Applications for permits for
new or modified facilities shall meet the requirements described herein.
(2)Â
All telecommunication towers must be engineered to fall at a
predetermined height, enabling the entire structure to collapse and
be contained within the lot area of the lot on which it is located.
(3)Â
The setback of a telecommunication tower from every lot line of the lot on which it is located shall be at least equal, in every case, to the length of the tower from the engineered fault described in Subsection D(2) above, to the top of the tower.
(4)Â
Telecommunication towers shall be located at least two hundred
(200) feet from the nearest residential structure and seven hundred
fifty (750) feet from any historic district.
(5)Â
No WCF, or part thereof, shall exceed eighty-five (85) feet
in height measured from ground level at the base of the tower to the
top of the WCF or, if located on another structure, be more than eighty-five
(85) feet above ground level measured from the ground to the top of
the WCF.
(6)Â
WCFs must be sited to minimize the view of the facilities from
abutters and other areas of the Town, and colors and construction
materials must minimize the visual impact of the facilities, which
must blend with the landscape and structures where they are located.
(7)Â
WCFs must be designed to accommodate the maximum number of users
technologically practical.
(8)Â
Whenever possible, collocation of WCFs is mandatory. New WCFs
will be permitted only in cases where applicants provide engineering
data demonstrating conclusively that existing or approved WCFs cannot
adequately fulfill service requirements or accommodate proposed equipment.
(9)Â
Fencing must be provided to control access to WCFs. It must
be compatible with the scenic character of the Town and of abutting
properties, and may not be of barbed wire or razor wire. A landscape
screen of evergreen shrubs or trees must be provided and maintained
on the outside of the fencing. The shrubs or trees must be at least
four (4) feet tall and no more than three (3) feet apart when planted,
and must mature to a height greater than the fence height.
(10)Â
Existing on-site vegetation must be preserved to the maximum
extent practicable. Clearing of land must be performed in a manner
that will maximize preservation of natural beauty and conservation
of natural resources, and that will minimize marring and scarring
of the landscape and silting of streams and wetlands.
(11)Â
No signs are permitted except one (1) sign identifying the facility,
owner, and operator, and including an emergency telephone number where
the owner can be reached on a twenty-four-hour basis; one (1) no trespassing
sign; one (1) sign displaying the FCC registration number; and any
signs required to warn of danger. All signs must comply with the requirements
of the Sunderland Zoning Bylaw (See § 125-Article III-2,
Signs).
(12)Â
No WCF installed within seven hundred fifty (750) feet of a
residential structure may exceed the maximum height limit established
by the Federal Aviation Administration (FAA) for required night lighting.
Telecommunication tower lighting must be limited to that needed for
emergencies. Building and ground lighting may be provided to ensure
safety and security. All lighting must be shielded to prevent undue
impact on surrounding properties.
(13)Â
A minimum of one (1) parking space must be provided for each
WCF, to be used in connection with maintenance of the site, and not
be used for the permanent storage of vehicles or other equipment.
See also § 125-Article III-1, Parking and Loading Requirements.
(14)Â
To the extent feasible, all network interconnections from the
WCF site must be via land lines.
(15)Â
Applicants proposing to install WCFs on municipal facilities
must provide evidence of contractual authorization from the Town of
Sunderland.
(16)Â
Owners of WCFs must report to the Building Inspector any interruption
of the operation of any WCF that exceeds thirty (30) days. Any facility
in which operation is permanently terminated must be removed at the
owner's expense within one (1) year of such termination.
(17)Â
Applicants must file an environmental assessment if the proposed
location of the WCF is in an environmentally sensitive area such as:
(a)Â
Officially designated wilderness areas;
(b)Â
Officially designated wildlife preserves;
(c)Â
Situations which may affect listed threatened or endangered
species or critical habitats;
(d)Â
Situations which may affect historical sites listed or eligible
for listing in the National Register of Historic Places;
(e)Â
Indian religious sites;
(f)Â
One-hundred-year floodplain [as determined by the Federal Emergency
Management Agency (FEMA) flood insurance rate maps];
(g)Â
Situations which may cause significant change in surface features,
such as wetland fills, deforestation or water diversion;
(h)Â
Situations that may affect Town wells or water supplies; and
(i)Â
Proposed use of high intensity white lights in residential neighborhoods.
(18)Â
Traffic associated with the tower and accessory facilities and
structures shall not adversely affect abutting ways.
E.Â
Application Procedure.
(1)Â
Special Permits for WCFs will be issued by the Planning Board
upon approval of applications. Applications, including the required
fee, if any, must be made in writing to the Planning Board, on the
applicable application forms for site plan review and special permits.
In addition to the requirements for site plan review under § 125-Article
VI-1-B, Site Plan Review, of the Town of Sunderland Zoning Bylaw,
special permit requirements under § 125-Article VI-3, Special
Permits, of the Town of Sunderland Zoning Bylaw and this section,
five (5) copies of the following information must be submitted for
an application to be considered complete.
(2)Â
Applications must include, at a minimum:
(a)Â
A color photograph or rendition of the proposed WCF, including,
but not limited to, any proposed tower with all attached facilities,
and views of the proposed WCF from the nearest roads and from such
critical view areas as Mount Sugarloaf.
(b)Â
A landscape plan showing the proposed site before and after
construction, including topography and proposed screening, property
lines, location of the proposed structure, street landscape features,
residential dwelling and the abutting neighborhoods and all buildings
within five hundred (500) feet of the facility.
(c)Â
A description of the WCF, including, but not limited to, the
height of any towers and other facilities; access roads and power
supplies; the type, size, and number of transmitters; and a technical
report that demonstrates that the maximum height of the installation
is the minimum feasible to provide the intended service.
(d)Â
The technical and other reasons for the proposed location, height,
and design, including, but not limited to, a survey of all sites that
are feasible for providing the intended services both within and directly
adjacent to the Town of Sunderland, and the reasons that the proposed
site was selected over at least one (1) alternate site.
(e)Â
A survey of all existing telecommunication towers or other structures
capable of supporting the equipment necessary to provide the intended
service, and a technical report that demonstrates why such towers
or other structures cannot be used by the applicant.
(f)Â
A description of the capacity of the telecommunication tower,
including the number and type of panels, antennas, and transmitter
receivers that it can accommodate, and the basis for these calculations.
(g)Â
A statement that the sound levels under normal operating conditions,
whether emanating directly from, or as a result of natural wind blowing
through, the WCF, measured at the boundary of the lot on which it
is located, shall not be greater than would exist if the WCF were
not present.
(h)Â
A statement describing the services to be supported by the proposed
WCF, and, for both the primary and the alternate site, delineation
on the Zoning District Map of all areas in the Town of Sunderland
that will not be served by the proposed facility.
(i)Â
A description of special design features used to minimize the
visual impact of the proposed WCF.
(j)Â
Certification that the applicant possesses all necessary licenses
to operate a WCF, and has complied with all federal and state requirements
to provide the service.
(k)Â
Evidence of compliance with all the requirements contained herein.
(3)Â
Within thirty (30) days after the date of the Planning Board
meeting at which a complete application is received, the applicant
must fly balloons on a weekend day between the hours of noon and 3:00
p.m., at both the primary and alternate sites, at the maximum heights
of the proposed installations. Balloons must be of such size and color
that they can be seen from every direction for a distance of one (1)
mile. The applicant is responsible for posting the date and location
of this activity as a legal advertisement at least fourteen (14) days,
but not more than twenty-one (21) days, before the flights in at least
two (2) different issues of a newspaper with general circulation in
the Town of Sunderland.
F.Â
Revocation of Permit.
(1)Â
Any permit for the construction and operation of a WCF is subject
to revocation for the violation of any provision of this or any other
bylaw of the Town, or of any laws of the Commonwealth of Massachusetts
or rules or regulations of any agency thereof having appropriate jurisdiction,
or for other cause shown.
(2)Â
If the Building Inspector determines that a violation exists,
he or she shall notify the permittee of said violation and the permittee
shall thereafter correct the said violation within thirty (30) days
of the notice. If the violation is not corrected, then a hearing shall
be conducted by the Planning Board upon thirty (30) days' written
notice to the permittee. At the hearing, the Building Inspector shall
set forth all the facts and evidence for the purpose of determining
whether a violation exists. A permittee shall have the right to be
represented by counsel and to present such evidence as they may determine
appropriate or relevant to show why no violation exists. At the conclusion
of the hearing, the Planning Board shall notify the permittee of its
decision.
G.Â
Nonuse - All unused towers or parts thereof or accessory facilities
and structures which have not been used for one (1) year shall be
dismantled and removed at the owner's expense. Prior to issuance of
a building permit for a wireless communications tower, the applicant
is required to post with the Town Treasurer a bond or other form of
financial security acceptable to said Treasurer in an amount set by
the Planning Board. The amount shall be suitable to cover demolition
in the event that the Building Inspector condemns the tower or parts
thereof or accessory facilities and structures or deems it unused
for more than a year. The Building Inspector shall give the applicant
forty-five (45) days' written notice in advance of any demolition
action.
H.Â
Exemptions - The following types of wireless communications towers
are exempt from this section:
I.Â
Waivers - The Planning Board may (but is not required to) waive strict
compliance with the use restriction requirements when, in its judgment,
such action is in the public interest and not inconsistent with the
intent of this section. Any waiver request must be made in writing
at the time of application with documentation relative to site constraints
or location difficulties.
[Added 4-29-2002 ATM,
Art. 30]
A.Â
Purpose and Intent.
(1)Â
It is the purpose of this section to promote public health,
safety and general welfare, to prevent problems of blight and deterioration
which accompany and are brought about by the concentration of adult-oriented
businesses, and to regulate the locations of adult uses in order to
lessen the harmful secondary effects on adjacent areas. These secondary
effects, which are documented in various studies of other towns and
cities, include an increase in crime, a decline in property values,
a flight of existing businesses and gradual blight of residential
neighborhoods. Accordingly, the purpose of this Adult-Oriented Business
Bylaw is to prevent crime, maintain property values, protect the Town's
retail trade and protect and preserve the quality of residential neighborhoods.
In addition, the Town desires to promote a positive business and community
climate along its main commercial thoroughfares thereby retaining
and promoting safe attractive business areas. The Town desires to
preserve and protect the safety of children and young people in the
vicinity of schools and public parks where they are expected to walk.
(2)Â
It is intended that the provisions of this section have neither
the purpose nor the effect of imposing limitations or restrictions
on the content of any communicative materials, including sexually
oriented materials. It is not the intent nor effect of this section
to restrict or deny access by adults to sexually oriented materials
protected by the First Amendment, or to deny access by the distributors
and exhibitors of sexually oriented entertainment to their intended
market; and neither is it the intent nor effect of this section to
condone or legitimize the distribution of obscene material.
B.Â
Special Permit Granting Authority - The Planning Board shall be the
special permit granting authority (SPGA) under this section in accordance
with M.G.L. c. 40A, §§ 9 and 9A. Special permits issued
by the Planning Board shall require a positive vote by at least four
members of the five member board.
C.Â
ADULT BOOKSTORE
ADULT CABARET
ADULT ENCOUNTER CENTER
ADULT MOTEL
ADULT MOTION-PICTURE ARCADE
ADULT MOTION-PICTURE THEATER
ADULT PARAPHERNALIA STORE
ADULT THEATER
ADULT VIDEO STORE
OBSCENE ENTERTAINMENT
SUBSTANTIAL OR SIGNIFICANT PORTION
Definitions of Adult-Oriented Businesses - An adult-oriented business
is any place of business at which any of the following activities
is conducted:
An establishment having as a substantial or significant portion
of its business sales, inventory, or stock-in-trade, books, magazines,
and other matter which are distinguished or characterized by their
emphasis depicting, describing, or relating to sexual conduct or sexual
excitement as defined in MGL c. 272, § 31.
A nightclub, bar, restaurant, or similar establishment which
during a substantial portion of the total presentation time features
live performances which are distinguished or characterized by their
emphasis depicting, describing, or relating to sexual conduct or sexual
excitement as defined in MGL. c. 272, § 31.
A business or commercial enterprise that, as one of its primary
business purposes, offers for any form of consideration activities
between male and female persons and/or persons of the same sex when
one or more persons are in the state of nudity and where the activities
are distinguished or characterized by their emphasis depicting, describing,
or relating to sexual conduct or sexual excitement as defined in MGL
c. 272, § 31.
A motel or similar establishment offering public accommodations
for any form of consideration which provides patrons with closed-circuit
television transmissions, films, motion pictures, videocassettes,
slides or other photographic reproductions, a substantial portion
of the total presentation time of which is distinguished or characterized
by its emphasis depicting, describing, or relating to sexual conduct
or sexual excitement as defined in MGL c. 272, § 31.
Any place to which the public is permitted or invited where
electronically, electrically or mechanically controlled still or motion-picture
machines, projectors, or other image-producing devices are maintained
to show images to five or fewer persons per machine at any one time,
and in which a substantial portion of the total presentation time
of the images so displayed is devoted to the showing of material which
is distinguished or characterized by its emphasis depicting, describing,
or relating to sexual conduct or sexual excitement as defined in MGL
c. 272, § 31.
An enclosed theater building used for presenting material
distinguished by an emphasis on matter depicting, describing, or relating
to sexual conduct or sexual excitement as defined in MGL c. 272, § 31.
An establishment having as a substantial or significant portion
of its business sales, inventory, or stock-in-trade, devices, objects,
tools, or toys which are distinguished or characterized by their association
with sexual activity, including sexual conduct or sexual excitement
as defined in MGL c. 272, § 31.
A theater, concert hall, auditorium or similar establishment
either indoor or outdoor in nature, which, for any form of consideration,
regularly features live performances, a substantial portion of the
total presentation time of which is distinguished or characterized
by its emphasis depicting, describing, or relating to sexual conduct
or sexual excitement as defined in MGL c. 272, § 31.
An establishment having as a substantial or significant portion
of its business sales, inventory, or stock-in-trade, videos, movies,
or other film material which are distinguished or characterized by
their emphasis depicting, describing, or relating to sexual conduct
or sexual excitement as defined in MGL c. 272, § 31.
All entertainment which is "obscene" within the meaning of
that term as defined by MGL c. 272, § 31 and/or a final
adjudication of a court of competent jurisdiction.
Shall mean that any one of the following apply: twenty-five
percent (25%) or more of the business inventory or stock of merchandise
for sale, rental, distribution, or exhibition during any period of
time; or twenty-five percent (25%) or more of the annual number of
gross sales, rentals, or other business transactions; or twenty-five
percent (25%) or more of the annual gross business revenue; or twenty-five
percent (25%) or more of the hours during which the establishment
is open.
D.Â
Locations - Requirements regarding the allowed locations and location
restrictions of adult oriented businesses.
(1)Â
All obscene entertainment, including bookstores and motion-picture
theaters that make available obscene materials, are prohibited within
the Town of Sunderland.
(2)Â
Adult-oriented businesses, as defined above, shall be permitted
only in the C-2 District as shown on the Official Zoning Map of the
Town of Sunderland, provided that all other regulations, requirements,
and restrictions for the zone in which the adult-oriented business
is to be located are met; and no adult-oriented business shall be
permitted within:
(a)Â
Five hundred (500) feet of another existing adult oriented business
or one for which a building permit has been applied for. The distance
between any two (2) adult-oriented businesses shall be measured in
a straight line, without regard to intervening structures, from the
closest property line of each property;
(b)Â
One thousand (1,000) feet of any existing public, parochial,
or private school, kindergarten, or state-approved day-care center;
this setback shall include the grounds on which said public, parochial,
or private school, kindergarten or state-approved day-care center
is located on. The distance between any adult-oriented business and
any public, parochial, or private school, kindergarten or state-approved
day-care center shall be measured in a straight line, without regard
to intervening structures, from the closest property line of any existing
public, parochial, or private school, kindergarten, or state-approved
day-care center to the closest exterior structural wall or parking
space associated with the adult oriented business;
(c)Â
Five hundred (500) feet from the Cranberry Pond Recreation area
(Assessor's Map 3-3). The distance between any adult-oriented business
and the Cranberry Pond Recreation area (Assessor's Map 3-3) shall
be measured in a straight line, without regard to intervening structures,
from the closest property line of the Cranberry Pond Recreation Area
(Assessor's Map 3-3) to the closest exterior structural wall or parking
space associated with the adult-oriented business; or
(d)Â
Five hundred (500) feet from any existing residential use. The
distance between a residential use and an adult-oriented business
shall be measured in a straight line, without regard to intervening
structures, from the closest property line of the residential property
to the closest exterior structural wall or parking space associated
with the adult-oriented business.
E.Â
Site Development Standards - Pursuant to MGL c. 40A, § 9A,
the following site improvements and amenities are required, in addition
to the special permit requirements found in § 125-Article
VI-3, Special Permits, to protect public safety and neighboring property
values. The Planning Board is empowered hereunder to review and approve
permit applications for adult oriented businesses and impose reasonable
restrictions for buffering, outdoor lighting, parking, adequate ingress
and egress from the site off of and onto public roads, pedestrian
movement, and to provide for appropriate landscaping and building
aesthetics as the special permit granting authority and to avoid site
development layout which may result in negative environmental impacts.
(1)Â
Dimensional requirements: Any building or structure containing
an adult oriented business shall meet the setback requirements and
other dimensional controls of the appropriate district as specified
in these bylaws. For any property proposed to contain an adult oriented
business, the applicant for a special permit for such use shall demonstrate
that the entire property shall comply with these requirements and
controls following the establishment of such use thereon.
(2)Â
Parking and loading requirements: On-site parking and loading
shall be provided in accordance with the requirements of § 125-Article
III-1, Parking and Load Requirements, of these bylaws. For any property
proposed to contain an adult oriented business, the applicant for
a special permit for such use shall demonstrate that the entire property
shall comply with these requirements and controls following the establishment
of such use thereon.
(3)Â
Site screening: Rear and side property lines shall be screened
from any neighboring uses or properties. Screening shall be by a solid
stockade fence that is three and a half (3Â 1/2) feet tall within
twenty (20) feet of the street and six (6) feet tall elsewhere on
the property plus a densely vegetated planting of evergreen and deciduous
trees and shrubs which meets the requirements of § 125-Article
III-3-F, Landscaping, of the Sunderland Zoning Bylaw.
(4)Â
Site lighting shall be maintained at a minimum lumen as determined
by the Sunderland Police Department to ensure adequate visibility
on the property to ensure public safety. Light standards may not exceed
twenty (20) feet in height and shall be consistent with § 125-Article
III-1-E, Lighting, of the Sunderland Zoning Bylaw.
(5)Â
No driveway to such premises shall be within three hundred (300)
feet of any existing residential use. No such premises shall have
any driveway entrance or exit for motor vehicles within five hundred
(500) feet of the property used by any school, public library, or
church.
(6)Â
Signs: All signs for an adult-oriented business must meet the
requirements of § 125-Article III-2, Signs, of this bylaw
except that no advertising signs shall be located within twenty (20)
feet of a public or private way and must be set back a minimum of
twenty (20) feet from all property lines. In addition, no advertisement,
display or other promotional material which contains sexually explicit
graphics or sexually explicit text, as defined in MGL c. 272, § 31,
shall be visible to the public from any public way including but not
limited to sidewalks, pedestrian walkways, streets or bicycle paths.
Signage for adult oriented businesses shall not contain any moving,
flashing or animated lights, or visible moving or movable parts. No
adult-oriented business may display flashing lights visible from outside
the establishment.
(7)Â
Appearance of buildings for adult-oriented businesses shall
be consistent with the appearance of other buildings in Sunderland,
not employing unusual color or building design which would attract
attention to the premises.
(8)Â
If the adult-oriented business allows for the showing of films
or videos within the premises, the booths in which the films or videos
are viewed shall not be closed off by curtains, doors or screens.
All booths must be able to be clearly seen from the center of the
establishment.
(9)Â
All building openings, entries and windows shall be screened
in such a manner as to prevent visual access to the interior of the
establishment by minors. No signs, pictures, publications, videotapes,
movies or other advertising that are distinguished or characterized
by their emphasis depicting, describing, or related to sexual conduct
or sexual excitement, as defined in MGL c. 272, § 31, shall
be displayed in the windows of, or on the building of any adult-oriented
business, or be visible to the public from pedestrian sidewalks or
walkways or from other public or semipublic areas outside such establishments.
(10)Â
No adult-oriented business shall be allowed to disseminate or
offer to disseminate adult matter or paraphernalia to minors or allow
minors to view displays or linger on the premises.
(11)Â
The applicant for permission to operate any adult-oriented business
must file his application on a form approved by the special permit
granting authority, with the special permit granting authority and
the Town Clerk. Such form shall contain information as set forth in
the rules and regulations established by the special permit granting
authority, but shall include as a minimum:
(a)Â
Name and address of the legal owner of the adult-oriented business;
(b)Â
Name and address of all persons having lawful, equity or security
interests in the adult-oriented business;
(c)Â
Name and address of the manager;
(d)Â
The number of proposed employees; and
(e)Â
Proposed security precautions.
(12)Â
No adult-oriented business shall be established prior to submission
and approval of a site plan by the Planning Board, pursuant to § 125-Article
VI-1-B, Site Plan Review, for any proposed adult-oriented business.
The site plan shall, at the minimum, depict all existing and proposed
buildings, parking spaces, driveways, service areas, and other open
uses. The site plan shall show the distances between the proposed
adult-oriented business and the boundaries of all existing uses within
one thousand (1,000) feet of the property lines of the proposed adult-oriented
business.
(13)Â
No special permit for an adult-oriented business shall be issued
to any person convicted of violating MGL c. 119, § 63, or
MGL c. 272, § 28 or are listed on the Sex Offender Registry.
The applicant or owner must disclose if they have been convicted of
violating these provisions and must disclose any and all involvement
with other adult uses in the Town.
(14)Â
Any adult-oriented business special permit issued under this
section shall require that the owner of such business shall supply
on a continuing basis to the Building Inspector any change in the
name of the legal owner of the adult-oriented business or their address,
or any change in the name of the current manager. If anyone so identified
is or has been convicted of violating MGL c. 119, § 63,
or MGL c. 272, § 28 or is listed on the Sex Offender Registry,
then this shall be a violation of the requirements of this section
and shall result in the immediate issuance of a cease and desist order
by the Building Inspector ordering that all activities conducted under
the special permit cease immediately.
(15)Â
No adult oriented business shall employ any persons who would
be excluded as a permit holder under this bylaw.
(16)Â
No adult-oriented business special permit shall be issued under
this section, become valid or in full force and effect until and unless
the owner of the property containing such adult-oriented business
shall supply to the Planning Board a notarized statement agreeing
to all terms and conditions of said adult oriented business special
permit.
(17)Â
Procedural requirements for special permits: special permits
shall only be issued following public hearings held within sixty-five
(65) days after filing of an application with the special permit granting
authority, a copy of which shall forthwith be given to the city or
town clerk by the applicant.
(18)Â
Action within ninety (90) days after hearing or special permit
deemed granted: Special permit granting authorities shall act within
ninety (90) days following a public hearing for which notice has been
given by publication or posting and by mailing to all parties in interest.
Failure by a special permit granting authority to take final action
upon an application for a special permit within said ninety days following
the date of public hearing shall be deemed to be a grant of the permit
applied for.
(19)Â
Any special permit, as permitted in MGL c. 40A, § 9A,
and granted under this section shall lapse within twelve (12) months
from the grant thereof, if a substantial use thereof has not sooner
commenced except for good cause or, in the case of a permit for construction,
if construction has not begun by such date except for good cause,
unless such time is extended by the time required to pursue or await
the determination of an appeal as referred to in MGL c. 40A, § 17.
(20)Â
A special permit issued under this section shall lapse upon
any transfer of ownership or legal interest or change in contractual
interest in the subject premises or property. The special permit may
be renewed thereafter only in accordance with this section, § 125-Article
V-2, Adult-Oriented Business.
F.Â
Expiration - A special permit to conduct an adult-oriented business
shall expire after a period of two calendar years from its date of
issuance and shall be automatically renewable for successive two-year
periods thereafter, provided that a written request for such renewal
is made to the special permit granting authority prior to said expiration
and that no objection to said renewal is made and sustained by the
special permit granting authority based upon public safety factors
applied at the time that the original special permit was granted.
G.Â
Severability - The invalidity of any section or provision of this
section shall not invalidate any other section or provision thereof.
[Added 4-27-2012 ATM,
Art. 15; amended 4-25-2014, Art.
17]
A.Â
Purpose - The purpose of this bylaw is to provide standards for the
placement, design, construction, operation, monitoring, modification
and removal of Large-Scale Ground-Mounted Solar Electric Installations
and standards that address public safety, minimize impacts on environmental,
scenic, natural and historic resources, and provide adequate financial
assurance for the eventual decommissioning of such installations.
(1)Â
Applicability.
(a)Â
The provisions set forth in this section shall apply to the
construction, operation, repair and/or removal of Large-Scale Ground-Mounted
Solar Electric Installations occupying more than 1,000 square feet
of land. Smaller scale (occupying 1,000 square feet of land or less)
ground-mounted solar electric installations that are accessory structures
to existing residential or nonresidential uses do not need to comply
with this section, but require building permits and must comply with
all applicable local, state, and federal requirements, including but
not limited to all applicable safety, construction, electrical, and
communications requirements and other provisions of Sunderland's Zoning
Bylaws such as setback requirements.
(b)Â
Large-Scale Ground-Mounted Solar Electric Installations occupying
more than 1,000 square feet, proposed to be constructed on one or
more adjacent parcels in common ownership (including those separated
by a roadway) in the Village Residential (VR), Rural Residential (RR),
Village Center (VC) and Commercial-1 (C-1) Zoning Districts require
a Special Permit and must meet the requirements of this section.
(c)Â
Large-Scale Ground-Mounted Solar Electric Installations in the
Commercial-2 (C-2) Zoning District occupying four acres of land or
less are allowed "by-right" and are subject to the requirements of
this section and Site Plan Review under § 125-Article VI-1-B,
Site Plan Review. Large-Scale Ground-Mounted Solar Electric Installations
in the Commercial-2 (C-2) Zoning District occupying more than four
acres of land require a Special Permit and must meet the requirements
of this section.
(d)Â
This section also pertains to physical modifications that materially
alter the type, configuration, or size of Large-Scale Ground-Mounted
Solar Electric installations or related equipment.
B.Â
General Requirements - The following requirements are common to all
Large-Scale Ground-Mounted Solar Electric Installations:
[Amended 6-6-2020 ATM by Art. 20]
(1)Â
Compliance with laws and regulations. The construction and operation
of all Large-Scale Ground-Mounted Solar Electric Installations shall
be consistent with all applicable local, state and federal requirements,
including but not limited to all applicable safety, construction,
electrical, and communications requirements. All buildings and fixtures
forming part of a solar electric installation shall be constructed
in accordance with the Massachusetts State Building Code.
(2)Â
Building permit and building inspection. No Large-Scale Ground-Mounted
Solar Electric Installations shall be constructed, installed or modified
as provided in this section without prior issuance of a building permit
and payment of any required fees.
C.Â
Special Permit/Site Plan Review - Large-Scale Ground-Mounted Solar
Electric Installations must be issued a Special Permit by the Planning
Board prior to construction, installation or modification as provided
in this section, except for Large-Scale Ground-Mounted Solar Electric
Installations occupying up to 4 acres in the Commercial-2 Zoning District
which only require Site Plan Review. Upon submission of an application
for a special permit or for site plan review, the Planning Board will
be authorized to hire outside consultants, including legal counsel,
pursuant to G.L. c. 44, § 53G, to assist the Planning Board
with its review of the application. The Planning Board may direct
the applicant to deposit funds with the Board for such review at the
time the application is determined to be complete and may direct the
applicant to add additional funds as needed upon notice. Failure to
comply with this section shall be grounds for denying the application.
Upon approval of the application, any excess amount attributable to
the application processing by the Planning Board, including any interest
accrued, shall be refunded to the applicant.
(1)Â
General. All plans and maps shall be prepared, stamped and signed
by a Professional Engineer licensed to practice in Massachusetts.
(2)Â
Required documents.
(a)Â
The project proponent shall provide the following documents:
[1]Â
A site plan showing:
[a]Â
Property lines, map and lot from the Assessor's
records, and physical features, including roads and topography, for
the project site;
[b]Â
Proposed changes to the landscape of the site,
grading, vegetation clearing and planting, exterior lighting, screening
vegetation or structures including their height;
[c]Â
Locations of wetlands and Priority Habitat Areas
defined by the Natural Heritage & Endangered Species Program (NHESP);
[d]Â
Locations of Floodplains or inundation areas for
moderate or high hazard dams;
[e]Â
Locations of local or National Historic Districts
and Priority Heritage Landscapes;
[f]Â
A list of any hazardous materials proposed to be
located on the site in excess of household quantities and a plan to
prevent their release to the environment, as appropriate;
[g]Â
Blueprints or drawings of the solar photovoltaic
installation signed by a Professional Engineer licensed to practice
in the Commonwealth of Massachusetts showing the proposed layout of
the system and any potential shading from nearby structures;
[h]Â
Provision of water including that needed for fire
protection; and
[i]Â
Existing trees of 6" caliper or larger and shrubs.
[2]Â
A copy of an Interconnection Application filed with the utility
including a one or three line electrical diagram detailing the solar
photovoltaic installation, associated components, and electrical interconnection
methods, with all National Electrical Code compliant disconnects and
overcurrent devices;
[3]Â
Documentation of the major system components to be used, including
the electric generating components, transmission systems, mounting
system, inverter, etc.;
[4]Â
Documentation by an acoustical engineer of the noise levels
projected to be generated by the installation;
[5]Â
Name, address, and contact information for proposed system installer;
[6]Â
Name, address, phone number and signature of the project proponent,
as well as all co-proponents or property owners, if any;
[7]Â
The name, contact information and signature of any agents representing
the project proponent;
[8]Â
Documentation of actual or prospective access and control of
the project site (for more detail, see § 125-Article V-3-D,
Site Control);
[9]Â
An Operation and Maintenance Plan (for more detail, see § 125-Article
V-3-E, Operation and Maintenance Plan);
[10]Â
Zoning district designation for the parcel(s)
of land comprising the project site [submission of a copy of a zoning
map with the parcel(s) identified is suitable for this purpose];
[11]Â
Proof of liability insurance. The owner or operator
shall provide the Town Clerk with a certificate of insurance showing
that the project has sufficient liability coverage pursuant to industry
standards.
(b)Â
The Planning Board may waive documentary requirements as it
deems appropriate.
D.Â
Site Control - The project proponent shall submit documentation of
actual or prospective access and control of the project site sufficient
to allow for construction and operation of the proposed solar electric
installation.
E.Â
Operation and Maintenance Plan - The project proponent shall submit
a plan for the operation and maintenance of the Large-Scale Ground-Mounted
Solar Electric Installation, which shall include measures for maintaining
safe access to the installation, storm water and vegetation controls,
as well as general procedures for operational maintenance of the installation.
F.Â
Utility Notification - No Large-Scale Ground-Mounted Solar Electric
Installation shall be constructed until evidence has been given to
the Planning Board that the utility company that operates the electrical
grid where the installation is to be located has been informed of
the solar electric installation owner or operator's intent to install
an interconnected facility. Off-grid systems shall be exempt from
this requirement.
G.Â
Dimension and Height Requirements.
(1)Â
Setbacks for Large-Scale Ground-Mounted Solar Electric Installations
shall be as follows:
(a)Â
Front yard. The front yard depth shall not be less than 75 feet.
(b)Â
Side yard. Each side yard shall have a depth of at least 75
feet.
(c)Â
Rear yard. The rear yard depth shall not be less than 75 feet.
The Planning Board may reduce these setback requirements if
it determines there is no threat to public safety, health, or welfare,
in accordance with MGL c. 40A, § 3, paragraph 9.
|
(2)Â
Height of Structures. No component of a Large-Scale Ground-Mounted
Solar Electric Installation shall exceed 15 feet.
(3)Â
Appurtenant Structures. All appurtenant structures to Large-Scale
Ground-Mounted Solar Electric Installations shall be subject to regulations
concerning the bulk and height of structures, lot area, and setbacks
as specified in § 125-Article V-3-G, Dimension and Height
Requirements. All such appurtenant structures, including but not limited
to equipment shelters, storage facilities, transformers, and substations,
shall be architecturally compatible with each other. All appurtenant
structures shall be joined or clustered whenever reasonable to avoid
adverse visual impacts.
H.Â
Design and Performance Standards.
(1)Â
Lighting. Lighting of solar electric installations shall be
consistent with local, state and federal law. Lighting of other parts
of the installation, such as appurtenant structures, shall be limited
to that required for safety and operational purposes and shall be
reasonably shielded from abutting properties. Lighting of the solar
electric installation shall be directed downward and shall incorporate
full cut-off fixtures to reduce light pollution.
(2)Â
Signage.
(a)Â
Signs on Large-Scale Ground-Mounted Solar Electric Installations
shall comply with Sunderland's sign bylaw, § 125-Article
III-2, Signs. A sign consistent with Sunderland's sign bylaw shall
be required to identify the owner and provide a 24-hour emergency
contact phone number.
(b)Â
Solar electric installations shall not be used for displaying
any advertising except for reasonable identification of the manufacturer
or operator of the solar electric installation.
(3)Â
Utility Connections. Reasonable efforts, as determined by the
Planning Board, shall be made to place all utility connections from
the solar electric installation underground, depending on appropriate
soil conditions, shape, and topography of the site and any requirements
of the utility provider. Electrical transformers for utility interconnections
may be above ground if required by the utility provider.
(4)Â
Roads. Access roads shall be constructed to minimize grading
and removal of stone walls or trees and to minimize impacts to environmental
or historic resources.
(5)Â
Landscape Maintenance/Control of Vegetation. When possible,
a diversity of plant species shall be used, with a preference for
species native to New England. Use of exotic plants, as identified
by the most recent copy of the "Massachusetts Prohibited Plant List"
maintained by the Massachusetts Department of Agricultural Resources,
is prohibited. Herbicides shall only be applied by properly licensed
personnel, as enforced by the Massachusetts Department of Agricultural
Resources. Mowing, grazing, or using geotextile materials underneath
the solar arrays are possible alternatives.
(6)Â
Hazardous Materials. Hazardous materials stored, used, or generated
on site shall not exceed the amount for a Very Small Quantity Generator
of Hazardous Waste as defined by the DEP pursuant to MassDEP regulations
310 CMR 30.000 and shall meet all requirements of the DEP including
storage of hazardous materials in a building with an impervious floor
that is not adjacent to any floor drains to prevent discharge to the
outdoor environment. If hazardous materials are utilized within the
solar electric equipment then impervious containment areas capable
of controlling any release to the environment to prevent potential
contamination of groundwater are required.
(7)Â
Noise.
(a)Â
Noise generated by Large-Scale Ground-Mounted Solar Electric
Installations and associated equipment and machinery shall conform
to applicable state and local noise regulations, including the DEP's
Division of Air Quality noise regulations, 310 CMR 7.10. A source
of sound will be considered in violation of said regulations if the
source:
[1]Â
Increases the broadband sound level by more than 5db(A) above
ambient; or
[2]Â
Produces a "pure tone" condition, when an octave band center
frequency sound pressure level exceeds the two (2) adjacent center
frequency sound pressure levels by three (3) decibels or more; or
[3]Â
Results in sound or noise levels greater than 30 dBA.
(b)Â
Said criteria are measured both at the property line and at
the nearest inhabited residence. "Ambient" is defined as the background
A-weighted sound level that is exceeded 90% of the time measured during
equipment hours, unless established by other means with the consent
of the DEP. Noise generated shall further comply with § 125-Article
III-3-E, Disturbances and Noise, of the Town of Sunderland bylaws.
(8)Â
Impact on Agricultural and Environmentally Sensitive Land. The
facility shall be designed to minimize impacts to environmentally
sensitive land, land in the Prime Agricultural District, prime agricultural
soils and active cropland. The design of the facility should be compatible
with the continued agricultural use of the land to the maximum extent
possible.
(9)Â
Drainage. Solar electric systems shall be installed on water
permeable surfaces, as approved by the Planning Board. The design
shall minimize the use of concrete and other impervious materials
to the greatest extent possible.
(10)Â
Screening. Large-Scale Ground-Mounted Solar Electric Installations
and any appurtenant structures shall be screened from view by a minimum
fifteen (15) foot wide staggered and grouped planting of shrubs and
small trees. Such plantings shall use native plants and a mix of deciduous
and evergreen species and may be located within the setback area.
Said vegetative screening shall reach a mature form to effectively
screen the installation within five years of installation. Planting
of the vegetative screen shall be completed prior to final approval
of the electric installation by the Building Inspector.
I.Â
Safety and Environmental Standards.
(1)Â
Emergency Services. The Large-Scale Ground-Mounted Solar Electric
Installations owner or operator shall provide a copy of the project
summary, electrical schematic, and site plan to the local Fire Chief.
Upon request the owner or operator shall cooperate with local emergency
services in developing an emergency response plan. All means of shutting
down the solar electric installation shall be clearly marked. The
owner or operator shall identify a responsible person for public inquiries
throughout the life of the installation.
(2)Â
Land Clearing, Soil Erosion and Habitat Impacts. Clearing of
natural vegetation shall be limited to what is necessary for the construction,
operation and maintenance of the Large-Scale Ground-Mounted Solar
Electric Installation or what is otherwise prescribed by applicable
laws, regulations, and bylaws, including § 125-Article III-3-A,
Erosion Control. Such installations shall not occur on any slopes
greater than 15% in order to minimize erosion.
J.Â
Monitoring, Maintenance and Reporting.
(1)Â
Solar Electric Installation Conditions. The Large-Scale Ground-Mounted
Solar Electric Installation owner or operator shall maintain the facility
in good condition as documented or certified in the Annual Report
described in § 125-Article V-3-J-(3), Annual Reporting.
Maintenance shall include, but not be limited to, painting, structural
repairs, and integrity of security measures. Site access shall be
maintained to a level acceptable to the local Fire Chief and Emergency
Management Director. The owner or operator shall be responsible for
the cost of maintaining the solar electric installation and any access
road(s).
(2)Â
Modifications. All material modifications to a Large-Scale Ground-Mounted
Solar Electric Installation made after issuance of the required building
permit shall require approval by the Planning Board.
(3)Â
Annual Reporting. The owner or operator of the installation
shall submit an Annual Report which certifies compliance with the
requirements of this bylaw and their approved site plan including
control of vegetation, noise standards, and adequacy of road access.
The Annual Report shall also provide information on the maintenance
completed during the course of the year and the amount of electricity
generated by the facility. The Annual Report shall be submitted to
the Select Board, Planning Board, Fire Chief, Emergency Management
Director, Building Inspector, Board of Health and Conservation Commission
(if Wetlands Permit was issued) no later than 45 days after the end
of the calendar year.
K.Â
Abandonment or Decommissioning.
(1)Â
Removal Requirements. Any Large-Scale Ground-Mounted Solar Electric
Installation which has reached the end of its useful life or has been
abandoned consistent with this subsection (§ 125-Article
V-3-K, Abandonment or Decommissioning) shall be removed. The owner
or operator shall physically remove the installation within 150 days
of abandonment or the proposed date of decommissioning, and if not
the Town retains the right, after the receipt of an appropriate court
order or as otherwise duly authorized by law, to enter and remove
an abandoned, hazardous or decommissioned Large-Scale Ground-Mounted
Solar Electric Installation. As a condition of Site Plan or Special
Permit approval, an applicant shall agree to allow entry to remove
an abandoned or decommissioned installation. The cost for the removal
will be charged to the property owner in accordance with the provisions
of M.G.L. 139, Section 3A as a tax lien on the property. The owner
or operator shall notify the Planning Board by certified mail of the
proposed date of discontinued operations and plans for removal. Decommissioning
shall consist of:
(a)Â
Physical removal of all Large-Scale Ground-Mounted Solar Electric
Installations, structures, equipment, security barriers and transmission
lines from the site, including any materials used to limit vegetation.
(b)Â
Disposal of all solid and hazardous waste in accordance with
local, state, and federal waste disposal regulations.
(c)Â
Stabilization or re-vegetation of the site as necessary to minimize
erosion. The Planning Board may allow the owner or operator to leave
landscaping or designated below-grade foundations in order to minimize
erosion and disruption to vegetation.
(d)Â
Restoration of designated prime agricultural land to a condition
suitable for resumption of agricultural production.
(2)Â
Abandonment. Absent notice of a proposed date of decommissioning
or written notice of extenuating circumstances, the solar electric
installation shall be considered abandoned when it fails to operate
for more than one year without the written consent of the Planning
Board. If the owner or operator of the Large-Scale Ground-Mounted
Solar Electric Installation fails to remove the installation in accordance
with the requirements of this section within 150 days of abandonment
or the proposed date of decommissioning, the Town may enter the property
and physically remove the installation after the receipt of an appropriate
court order or as otherwise duly authorized by law.
(3)Â
Financial Surety. Proponents of Large-Scale Ground-Mounted Solar
Electric Installations shall provide a form of surety, either through
escrow account or other form of surety approved by the Select Board,
to cover the cost of removal in the event the Town must remove the
installation and remediate the landscape, in an amount and form determined
to be reasonable by the Select Board, but in no event to exceed more
than 125 percent of the cost of removal and compliance with the additional
requirements set forth herein, as determined by the project proponent
and the Town. Such surety will not be required for municipal or state-owned
facilities. The project proponent shall submit a fully inclusive estimate
of the costs associated with removal, prepared by a qualified professional
engineer. The amount shall include a mechanism for calculating increased
removal costs due to inflation.