A.
A development impact statement (DIS) is required for projects with
the following characteristics:
(1)
Multifamily residential projects consisting of five or more units
or containing three or more acres of land;
(2)
Commercial and industrial projects consisting of 5,000 or more square
feet of floor area or three or more acres of land area;
(3)
All projects which generate more than 100 vehicle trips per day.
B.
Purpose. The intent of the DIS is to enable Town officials to determine
and evaluate those methods to be used by the applicant to promote
the environmental health of the community and to minimize the environmental
degradation of the Town's natural resources.
C.
Procedure. The Planning Board may waive, in part or in whole, any
requirements contained in the statement which it deems inapplicable
to the project proposal. The applicant should discuss the requirements
with the Planning Board for preparation of the statement, preferably
prior to submission of a tentative plan. The Planning Board can waive
the DIS for projects that require a Massachusetts Environmental Policy
Act (MEPA) review; however, the Planning Board may require specific
information in the DIS that the Board deems was not adequately addressed
in the MEPA review.
A.
The purpose of environmental impact assessment is to describe the
impacts of the proposed development with respect to on-site and off-site
environmental quality.
B.
Scope:
(1)
A written description of existing, general physical conditions of
the site, including topography, location and varieties of vegetation
and geologic type, scenic and historical features, trails and open
space links, impact of stormwater runoff on adjacent and downstream
surface water bodies, subsurface groundwater and the water table and
indigenous wildlife; the potential dangers of erosion and sedimentation
caused by the operation and maintenance of the proposed development;
(2)
Description of proposed measures for mitigation of any potential
adverse impacts on the natural environment.
A.
Required environmental impact standards.
(1)
The proposed development shall not create any significant emission
of noise, dust, fumes, noxious gases, radiation, or water pollutants,
or any other similar significant adverse environmental impact(s).
The Board may require emissions tests to be conducted to establish
background emission levels. If emission tests are conducted for various
pollutants, the Board may seek a professional(s) opinion (at the applicant's
expense) as to the potential impacts associated with those pollutants.
In some cases, more than one professional may be required to assess
the potential impacts.
(2)
The proposed development shall not increase the potential for erosion,
flooding or sedimentation, either on-site or on neighboring properties,
and shall not increase the pre- versus post- rates of runoff from
the site. Furthermore, the proposed development shall not increase
the pre- versus post- volume of runoff from the site. Provision for
attenuation of runoff pollutants and for groundwater recharge shall
be included in the proposal.
(3)
The design of the proposed development shall minimize the destruction
of unique natural features.
(4)
The design of the development shall minimize earth removal. Cuts
of more than four feet shall be prohibited, unless otherwise waived
by the Planning Board. Any grade changes shall be in keeping with
the general appearance of neighboring developed areas.
(5)
The design of the development shall minimize the area over which
existing vegetation is to be removed. Tree removal shall be minimized,
and special attention shall be given to the planting of replacement
trees by replacing any tree that is removed over six inches' trunk
diameter. All trees that are removed over six inches' trunk diameter
measured four feet above grade shall be replaced and incorporated
into the landscape plan for the site.
B.
Recommended environmental impact standards: none.
A.
The purpose of fiscal impact assessment is to evaluate the fiscal
and economic impacts of the proposed development on the Town.
B.
Scope:
(1)
Projections of costs arising from increased demands for public services
and infrastructure. Cost factors include the following: project effect
on police and fire protection, highway, water, sewer, solid waste
disposal facilities, educational services, recreation facility impact,
and health services.
(2)
Projections of benefits from increased tax revenues, employment (construction
and permanent), and value of public infrastructure to be provided.
Revenue factors include the following: project effect on property
taxes, vehicular taxes, licenses and fees, fines and miscellaneous
taxes.
(3)
Projections of the impacts of the proposed development on the values
of adjoining properties.
(4)
Five-year projection of Town revenues and costs resulting from the
proposed development.
A.
The purpose of community impact assessment is to evaluate the impact
of the proposed project on Town services and surrounding neighborhood.
B.
Scope:
(1)
Site design and neighborhood impact: evaluation of the relationship
of proposed new structures or alterations to nearby preexisting structures
in terms of character and intensity of use (e.g., scale, mass, materials,
color, location and size of doors and windows, setbacks, roof and
cornice lines, and other major design elements); and of the location
or configuration of proposed structures, parking areas, and open space
with respect to neighboring properties.
(2)
Historic impact: identification of impacts on significant historic
properties or archeological resources (if any) in the vicinity of
the proposed development.
(3)
Evaluation of impacts on the water system, sewage system, school
system, fire protection, police protection, libraries, and parks and
recreation facilities, and proposed methods of mitigation for any
adverse impacts.
A.
Required community impact standards:
(1)
Design elements shall be compatible with the character and scale
of neighboring properties and structures.
(2)
The design of the development shall minimize the visibility of visually
degrading elements such as trash collectors, loading docks, etc.
(3)
The design of development shall be consistent or compatible with
existing local plans (if any), including plan elements adopted by
the Planning Board, Conservation Commission, and other Town bodies
having such jurisdiction.
(4)
The location and configuration of proposed structures, parking areas
and open space shall be designed so as to minimize any adverse impact
on temperature levels or wind velocities on the site or adjoining
properties.
(5)
Outdoor lighting, including lighting on the exterior of a building
or lighting in parking areas, shall be arranged to minimize glare
and light spillover to neighboring properties.
B.
Recommended community impact standards: none.
A.
The purpose of traffic impact assessment is to document existing
traffic conditions in the vicinity of the proposed project, to describe
the volume and effect of projected traffic generated by the proposed
project, and to identify measures proposed to mitigate any adverse
impacts on traffic. A registered professional engineer experienced
and qualified in traffic engineering shall prepare the traffic impact
assessment.
B.
Scope:
(1)
Document the methodology and sources used to service existing data
and estimations;
(2)
Existing traffic conditions: average daily and peak-hour volumes,
average and peak speeds, sight distances, accident data for the previous
three years, and levels of service (LOS) of intersections and streets
affected by the proposed development. Generally, such data shall be
presented for all streets and intersections adjacent to or within
1,000 feet of the project boundaries, and shall be no more than 12
months old at the date of application, unless other data is specifically
approved by the Board.
(3)
Projected traffic conditions for design year of occupancy shall include:
statement of design year of occupancy, average annual background traffic
growth, impacts of proposed developments which have already been approved,
under construction and/or are pending before a Town board.
(4)
Projected impacts of the proposed development shall include: projected
peak-hour and daily traffic generated by the development on roads
and ways in the vicinity of the development; sight lines at the intersections
of the proposed access connection and adjacent streets; existing and
proposed traffic controls in the vicinity of the proposed development;
and the projected post-development traffic volumes and levels of service
of intersections and streets likely to be affected by the proposed
development.
(5)
Proposed mitigation shall include: a plan (with supporting text)
to minimize traffic and safety impacts through such means as physical
design and layout concepts, staggered employee work schedules, promoting
use of public transit or carpooling, or other appropriate means; and
an interior traffic and pedestrian circulation plan designed to minimize
conflicts and safety problems. Measures shall be proposed to achieve
the following post-development standards:
(a)
All streets and intersections to be impacted by the project
shall have the same level of service as or better than pre-development
conditions.
A.
Required traffic impact standards. The "level of service" (LOS) of
all impacted intersections and streets shall be adequate following
project development. For purposes of this standard:
(1)
Level of service (LOS) shall be determined according to criteria
set forth by the Highway Capacity Manual;
(2)
"Impacted" means located within 1,000 feet of the closest boundary
of the project site and projected to receive at least 5% of the anticipated
average daily or peak-hour traffic generated by the proposed development;
(3)
"Adequate" shall mean a level of service of "B" or better for rural,
scenic and residential streets and for all new streets and intersections
to be created in connection with the project; and "D" or better for
all other streets and intersections.
B.
Recommended traffic impact standards. The proposed site plan shall
minimize points of traffic conflict, both pedestrian and vehicular.
The following guidelines shall be used to achieve this standard:
(1)
Entrance and exit driveways shall be so located and designed as to
achieve maximum practicable distance from existing and proposed access
connections from adjacent properties.
(2)
Where possible, driveways shall be located opposite similar driveways.
(3)
Sharing of access driveways by adjoining properties and uses is encouraged.
(4)
Left-hand turns and other turning movements shall be minimized.
(5)
Driveways shall be so located and designed as to discourage the routing
of vehicular traffic to and through residential streets.
(6)
Pedestrian and bicycle circulation shall be separated from motor
vehicle circulation as far as practicable.
