[Amended 11-14-2023]
The purpose of site plan review is to accomplish the purposes set forth in Article I of the Zoning Bylaw. In considering a site plan, the Planning Board shall assure that all structures and uses other than a single-family dwelling are developed in a manner which considers community needs, including protection of abutting properties and visual amenities, convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent areas, adequacy of methods of disposal for wastes and surface water drainage and protection of environmental features on the site and in adjacent area.
A. 
Purpose.
(1) 
It is the intent of this section to provide design criteria and recommendations for external development and/or modification of all nonresidential development projects in an effort to maintain and enhance the character of the Town. The goal is to enhance the natural and aesthetic qualities of the Town; to preserve the value of land and buildings; and to protect and preserve the cultural aspects and heritage of the Town. In addition, specific purposes of design review are intended to:
(a) 
Maintain and enhance existing buildings which have historical and architectural significance.
(b) 
Protect existing historical buildings from deterioration and demolition.
(c) 
Foster new development that is aesthetically compatible with existing buildings and infrastructure.
(d) 
Encourage and assist building owners to restore and rehabilitate existing buildings.
(e) 
Encourage originality and creativity in the design and remodeling of existing buildings.
(f) 
Maintain and enhance the appearance and size of signage, new and existing.
(2) 
All submitted plans are subject to the requirements of the East Longmeadow Zoning Bylaws.
B. 
Design Review Committee.
(1) 
The Design Review Committee shall be appointed by the Planning Board, to serve for a period of three years, with member rotation every three years after the initial two-year period, and consist of five members with the following credentials, if possible:
[Amended 11-14-2023]
(a) 
Planning Director (to serve as Committee Chair);
(b) 
One person qualified by training and experience in architecture or landscape design;
(c) 
One person owning and/or operating a business located in East Longmeadow governed by this bylaw;
(d) 
One "at-large" resident of the Town; and
(e) 
One member of the Board of Directors of the East Longmeadow Chamber of Commerce.
(2) 
The Planning Board may also appoint up to two voting alternate members, at least one of whom shall be a business owner representing the Business District. In the event that a quorum is not obtained, a member of the Planning Board may participate as a voting member.
(3) 
The Design Review Committee shall review applications for all actions that are subject to the provisions of this article and shall make recommendation to the Planning Board, prior to the public hearing for site plan review, as to the conformance with the design standards established within this section. The Planning Board shall retain overall responsibility and authority for design review approval.
C. 
Applicability and reviewable actions.
(1) 
Design review shall apply to all nonresidential proposals to construct new, or change, alter, modify, remodel, move or demolish any and all existing structures or signs, excluding interior modifications. The Industrial Garden Park District is exempt from this review.
(2) 
For external enlargements of less than 2,000 square feet, the Planning Board may request a determination from the Design Review Committee prior to waiving any or all of the site plan review requirements.
D. 
Initiating design review.
(1) 
The Planning Director shall meet with the owner and/or representative of the project to discuss the project, the design review process and the items needed for design review, prior to the submittal of an application. Depending on the complexity of the proposed project, it may be necessary to submit the following:
[Amended 11-14-2023]
(a) 
Color photographs showing buildings and site conditions adjacent to the proposed project.
(b) 
Building elevations at 1/8 inch equals one foot scale showing configuration, details and adjacent site/building conditions. All elevations are to be titled and dated. Eight copies are to be provided.
(c) 
Samples of finish materials.
(d) 
Study model of the proposed project (three-dimensional for major projects only as requested by the Design Review Committee).
(e) 
Site line study indicating concealment of rooftop mechanical equipment from the street, if applicable.
(f) 
Site development plan and architectural drawings specifying:
[1] 
The building footprint and dimensions, including all points of access and egress;
[2] 
Plans of interior spaces where applicable in order to determine dual formulas for parking requirements when affected by use;
[3] 
Architectural rendering specifying exterior elevations showing finish materials, windows, doors, light fixtures, stairways, balconies, decks and architectural details. The elevations shall be provided for all affected exterior surfaces;
[4] 
Exterior lighting on the proposed building, including the location, size;
[5] 
Method of illumination of all exterior signs;
[6] 
Location of areas to be landscaped; and
[7] 
Location of garbage disposal area and utility appurtenances, if visible.
(2) 
The Design Review Committee shall review the proposed plan according to the criteria established herein. The Committee shall complete its review within 21 days of the date of receipt of a completed application and shall make its recommendation within 14 days thereafter. Should the Design Review Committee not provide comments within 35 days, the Planning Board shall assume responsibility for design review determination. The Committee's recommendations shall be in writing and state the reasons relied upon in reaching its decision.
E. 
Design standards.
(1) 
The Design Review Committee shall review the project for conformance with the following design review standards:
(a) 
Any proposed landscape development or alteration should be compatible with the character and appearance of the surrounding area and the proposed project. Landscape and streetscape elements should provide continuity and definition to the street, pedestrian areas and surrounding landscape.
(b) 
The design should give attention to the placement of storage, waste or mechanical equipment so as to screen it from view.
(c) 
The proposed materials and colors must be compatible with the character of the Town and the intent of the design standards.
(d) 
Where feasible, fire escapes, window-mounted air conditioners or other mechanical features should not be located on facades which front major streets, or face residential districts.
(e) 
Architectural details, including additions, signage, awnings, lighting, pedestrian furniture, planting and paving, shall be compatible with the architecture of the principal building and site landscaping with regards to scale, materials, color and texture.
(f) 
Buildings and structures shall be designed and arranged so as to relate to open space in a manner compatible with adjacent lots.
(g) 
Relation of buildings to the environment.
(2) 
New development shall be compatible with the existing natural and developed environment within the surrounding visual area. New buildings, additions or alterations shall be related to their surroundings with respect to:
(a) 
Street facade. All buildings should present high-quality and architecturally related front facades to streets.
(b) 
Buildings on corner lots. If one street is more heavily used, then the facade of a new or renovated building facing that street may be more highly articulated and/or detailed than the facade which faces the side street.
(c) 
Renovations to historic buildings. Historic buildings should be renovated so as to retain historic features with original storefront elements and facade detailing.
(d) 
Roof slopes. Heights of new buildings erected on sites without an existing building shall approximate those of adjacent buildings where feasible. Diverse roof heights are encouraged; however, they should be complementary to the surrounding developed environment.
[Amended 11-14-2023; 2-11-2025]
A. 
Projects requiring site plan review:
(1) 
Any change in use of the subject building or unit from its most recent use determined to cause an increase to the number of required parking spaces by 10 or more parking spaces, in accordance with § 450-5.6;
(2) 
The construction or exterior expansion of any structure or building, with the exception of single-family residential dwellings;
(3) 
The expansion of any parking lot by 10 or more parking spaces;
(4) 
The construction or exterior expansion of any educational institution or religious institution;
(5) 
Any other use specified in Table 3-1, Schedule of Use Regulations, which indicates that site plan review is required, unless the use is locating in an existing structure and no additions to the structure are to be undertaken and the Planning Director determines no additional parking will be required to conform to the parking requirements outlined in Article V of the Zoning Bylaw (§ 450-5.6).
(6) 
Where a use is allowed with only site plan review and no special permit is required, the use shall be approved if it satisfies the criteria in this Article IX.
(7) 
Any use that requires a special permit as specified in the Use Regulations Schedule, in which case a single review and approval process shall be conducted, as provided in § 450-8.2A.
(8) 
Detached accessory dwelling units (ADUs).
B. 
No special permit or building permit shall be applied for or issued for any of the above uses unless a site plan has been endorsed by the Planning Board, after consultation with other boards, including but not limited to the following: Building Commissioner, Board of Health, Town Engineer, Conservation Commission, DPW Superintendent, Fire Department and Police Department.
C. 
Site plan review for any use exempt from zoning under MGL c. 40A is for the purpose of ensuring compliance with reasonable regulations as related to parking, open spaces, building height, and building setbacks requirements as provided for in MGL c. 40A.
D. 
Waiver permitted. The Planning Board may grant a full waiver for all requirements of site plan review/approval for the following:
(1) 
New construction under 1,000 square feet; and
(2) 
Exterior expansions, provided that the expansion is less than 25% of the existing floor area of the structure. Where the structure is part of a complex consisting of multiple buildings functioning as a single facility, the sum of the total square footage of all structures comprising the complex may be used to determine the threshold for such a waiver.
E. 
Finding required. Prior to granting any waiver of site plan review/approval, the Planning Board must make a finding that the Board determines the proposed development with the requested waiver(s) will have a deminimis impact relative to the criteria set forth in §§ 450-9.7 and 450-9.8.
A. 
A site plan shall be prepared by a registered professional engineer and/or a registered land surveyor at a scale of one inch equals 20 feet or such scale as may be approved by the Planning Board on standard 24 inches by 36 inches sheets and continuation on 8 1/2 inches by 11 inches sheets as necessary for narrative. The site plan shall include:
(1) 
Name of the project, locus, boundaries, date and scale of the plan.
(2) 
Name and address of the record owner, developer and seal of the engineer or surveyor.
(3) 
Name and addresses of all record owners within 300 feet of the property lines.
(4) 
All existing lot lines, easements, rights-of-way, size in acres or square feet, abutting land uses and location and use of structures within 300 feet of the site.
(5) 
The location and use of all existing and proposed buildings and structures within the site plan, including dimensions and height, and showing exterior entrances, exits and all anticipated future additions or alterations, and a rendering of buildings to be constructed. The requirements of this subsection do not apply to residential developments.
(6) 
Location of all present and proposed public and private ways, parking areas, driveways, sidewalks, ramps, curbs, fences, buffers for screening purposes, paths, landscaping, lighting fixtures, planting areas, walls, signs, service areas, refuse and other waste disposal containers.
(7) 
Location of all present and proposed utility systems, including sewage or septic systems, water supply system, existing and proposed surface and subsurface drainage systems, telephone, cable and electric lines. Storm drainage systems will include existing and proposed drain lines, culverts, drainage swales, catch basins, headwalls, end walls, hydrants, manholes, channels and subdrainage, along with soil logs, percolation tests when necessary, and drainage calculations. The applicant shall submit plans to prevent the pollution of surface water or groundwater, erosion of soil, excessive run-off of precipitation, excessive raising or lowering of the water table and flooding of other properties.
[Amended 4-12-2022]
(8) 
Existing and proposed topography at a two-foot contour level. Sufficient information to indicate areas in the site and within 50 feet of the site where gravel removal or filling is proposed and the approximate volume in cubic yards. All elevations shall refer to the nearest United States Coastal and Geodetic Survey benchmark.
(9) 
A landscape plan showing all existing natural land features, forest coverage and water sources, and all proposed changes to these features. Water sources will include ponds, lakes, brooks, streams, wetlands, floodplains and drainage retention areas.
(10) 
Zoning district boundaries within 500 feet of the site's perimeter shall be drawn and identified on the plan. Floodplain boundaries and the square feet within this district shall be shown.
(11) 
Existing and proposed business signs and traffic signs located on the site and within 100 feet of the site, and the size, dimension, height, color and illumination of all signs.
(12) 
A traffic study to include:
(a) 
Traffic flow patterns within the site, egresses and entrances, loading and unloading areas, and curb cuts on site and within 100 feet of the site.
(b) 
Traffic impact: The projected number of motor vehicle trips to enter or depart from the site shall be estimated for daily-hour and peak-hour traffic levels.
(c) 
A projected traffic flow pattern for both vehicular and pedestrian access shall be described and related to the site plan, including vehicular movements at all major intersections likely to be affected by the proposed use of the site.
(d) 
The impact of this traffic upon existing abutting public and private ways in relation to road capacities. Existing and proposed daily hour and peak hour traffic levels will be given and road capacity levels.
(e) 
As a result of items in Subsection A(12)(a) through (d) above, the Planning Board may request a plan to implement the improvements needed to provide for the free flow of traffic in areas surrounding the site and identified by the Planning Board as impacted by the proposed uses.
(13) 
A plan for the control of erosion, dust and silt, both during and after construction. Such plan shall include all existing and proposed slopes, construction sequencing, temporary and permanent erosion control and protection of water bodies.
(14) 
For alterations to any existing or new business/commercial/industrial uses, a table containing the following information:
(a) 
Maximum area of building to be used for selling, offices, business, industrial or other uses.
(b) 
Maximum number of employees, where applicable.
(c) 
Maximum seating capacity, where applicable.
(d) 
Number of parking spaces existing or required for the intended use, based on § 450-5.6 of the bylaw.
B. 
The Planning Board shall have the right to waive any of the above items under unique site conditions or request any additional data it should need to render its decision. A Request for Waiver (Form W) must be submitted for each requested requirement waiver; unless an applicant is requesting the full site plan review be waived, the Site Plan Review (Form SITE) must be submitted, indicating such request. A majority vote of the Planning Board would be required to waive any of the site plan requirements.
[Amended 11-14-2023]
[Amended 11-14-2023]
A. 
Each application for site plan review shall be submitted to the Planning and Community Development Department on Form SITE, accompanied by two hard copies of the site plan and complete application and one electronic pdf version of the same. A copy of the complete application Form SITE shall be concurrently filed with the Town Clerk by the applicant.
B. 
The Planning Director shall, upon receipt of complete application and no later than two business days of the established submittal deadline, transmit electronic copy of the complete application material and site plan to the Building Commissioner, Director of Public Health, Conservation Commission, Public Works Superintendent, Town Engineer, Water and Sewer Administrator, Fire Department and Police Department. These departments shall have 14 calendar days to provide comment to the Planning Board, prior to the meeting.
C. 
All applications for site plan review must include payment of the application fee specified in § 500-10, Planning and Community Development Department fees, fines and penalties. The cost of advertising the public hearing is to be paid by the applicant.
D. 
The Planning Board may hire, at the expense of the applicant, independent consultants to review the plans and application materials submitted, or require new application materials completed by independent consultants be submitted, if it determines expert review is appropriate for the interest of the neighborhood and/or community. In such event, the Planning Director shall:
(1) 
Select an expert independent consultant to perform the review and determine a scope of services agreeable to the Planning Board and the applicant.
(2) 
Require the applicant pay the estimated cost of said expert to the Town Collector/Treasurer prior the any review being undertaken. No site plan shall be approved until the total cost of said review has been paid by the applicant. Any excess of deposit, shall be returned to the applicant upon completion of the review.
E. 
Expiration.
(1) 
A site plan approval granted under this section shall lapse after a period of one year has passed if substantial use has not sooner commenced, except for good cause, or, in the case of permit for construction, if construction has not begun by such date, except for good cause. This period shall not include such time required to pursue or await the determination of an appeal referred to in MGL c. 40A, § 17.
A. 
The Planning Board shall hold a public hearing within 65 days of receipt of an application and shall take final action within 90 days from the time of hearing, as provided in MGL c. 40A, §§ 9 and 11, and in Article VIII of this bylaw relating to special permit procedures. Such final action shall consist of either 1) a finding that the proposed project will constitute a suitable development and will not result in detriment to the neighborhood or the environment; or 2) a written denial of the application, stating the reasons for such denial. Approval may be made subject to conditions, modifications and restrictions as the Planning Board may deem necessary; and any construction, reconstruction, alteration or addition shall be carried out only in conformity with such conditions, modifications or restrictions and in conformity with the application and site plan. A denied applicant may resubmit an application to comply with the requirements of this Site Plan Review Bylaw and resubmit the plan for review. In no event may the Planning Board deny an application that meets all the standards set forth in this article of the bylaw.
B. 
The Planning Board may require the posting of a security to assure compliance with the plan and conditions and may suspend any permit or license when work is not performed as required.
C. 
The Planning Board may, after a public hearing, adopt and periodically amend or add rules and regulations relating to the procedures and administration of this article and shall file a copy of said rules with the Town Clerk.
In reviewing site plans, the Planning Board shall consider the following:
A. 
Protection of the abutting properties and community to minimize any detrimental use of the site.
B. 
Convenience and safety of vehicular and pedestrian movement within the site and the relationship to adjoining ways and properties.
C. 
Adequacy of the methods of disposal of sewage and refuse and the drainage of surface and subsurface water.
D. 
Adequate means of protecting wetlands, watersheds, aquifers and well areas.
E. 
Provisions for off-street loading and unloading of vehicles incidental to the normal operation of the establishment, parking, lighting and internal traffic control.
F. 
Provision of open space consistent with Town Master Plan Concepts.
G. 
Protection of agricultural land within the proposed development and minimization and development impact on abutting agricultural land.
[Amended 4-12-2022]
H. 
The layout of design features, such as vegetative buffers, within developments which will integrate into the existing landscape.
I. 
Consistency of the proposed development with the Town Master Plan Concepts.
J. 
Compliance with the provision of MGL c. 40A and the Subdivision Control Law, the rules and regulations of state and federal agencies and the bylaw of the Town of East Longmeadow.
[Amended 4-12-2022]
Each development proposal shall demonstrate that it will not adversely affect the existing loads on the public water and public sewer systems of the Town. The Department of Public Works or the Department of Public Works' agent shall serve to determine what is the existing load on the public water and public sewer systems of the Town. In the event that the applicant is unable to demonstrate that there will be no adverse effect or if the Department should find there will be an adverse impact, the Department may require the applicant to redesign the development proposal to minimize such impact and may require the applicant to proceed with development in phases as specified by the Department. The Department may specifically require a development density less than that otherwise permitted under this bylaw. In the alternative, the applicant may offer to fund any required capital improvements deemed necessary by the Department to handle the increased water and sewer demands of the proposed development, and the Department may require bonding in an amount sufficient to provide adequate security to the Town for the completion of said capital improvements. Any such capital improvements will be subject to the approval and continuing review of the Department of Public Works.