All provisions of Chapter 310, Subdivision of Land, Article IV, Design Standards, as the same may be amended from time to time, with respect to roads, driveways, parking spaces, utility services, drainage, lighting, signage, easements, shade trees, walkways, fire protection, water supply and other aspects of development construction shall be applicable to similar features in an SHC, provided that the Planning Board may waive or modify the same to meet the site conditions and design requirements of an SHC. In recognition of the resident age qualifications applicable to SHC and the goal of preserving rural environmental amenities, it is generally anticipated that the Planning Board will approve reduced roadway pavement widths, elimination of curbs, and convenient access to dwelling units and communal and recreational facilities.
A. 
Each dwelling unit in Single Residential Districts SRA and SRB shall be connected to a municipal wastewater treatment system. Each dwelling unit in Single Residential Districts SRC and SRD and the Agricultural Residential (AR) District shall be connected to a municipal wastewater treatment system or to an on-site sewage treatment facility.
[Amended 6-22-2021]
B. 
In every SHC wastewater disposal by means of an on-site subsurface disposal system shall comply with the requirements of Title 5, 310 CMR 15.000. Wastewater disposal approval in accordance with the rules and regulations of the Upton Board of Health shall be required prior to final approval of any phase of an SHC.
C. 
If an on-site sewage treatment facility is used, the owner(s) shall have complete responsibility for maintenance and operation of the facility. If individual units are sold, each owner shall, as a condition of purchase, be required to join a homeowners' association or a condominium trust for the purpose of maintaining the treatment plant in a manner prescribed by the Massachusetts Department of Environmental Protection, and approved by the Board of Health.
Commentary: The Town of Upton at the discretion of the DPW Director and the Board of Health may provide testing, maintenance and service work for a fee.
[Amended 6-22-2021]
Each dwelling unit in Single Residential Districts SRA and SRB shall be connected to the municipal water system. Each dwelling unit in Single Residential Districts SRC and SRD and the Agricultural Residential (AR) District shall be supplied by a water source approved by the Board of Health and by the Director of Public Works.
A. 
Preservation of natural features.
(1) 
The Planning Board shall require that the applicant make every reasonable effort consistent with sound planning to preserve natural and historical features of special interest, including hilltops, cliffs, large trees, water bodies, biological habitats of special interest, historically significant regions, views and scenic points and similar community assets, which, if preserved, will add attractiveness and value to the development. Disturbance to existing vegetation and topography shall be minimized by appropriate design of the development and relating proposed buildings harmoniously to the terrain.
(2) 
The Board strongly encourages applicants to investigate and make use of conservation grants and easements, particularly in environmentally sensitive areas.
B. 
Buffers. A 100-foot wide vegetative buffer between an SHC and abutting properties is required around the entire SHC perimeter; provided, however, that access roads and pedestrian and bicycle paths may cross the buffer at the discretion of the Planning Board, and the Planning Board may otherwise reduce the width of the buffer at appropriate locations, taking into account the character or open space use of abutting properties or the existence or requirement of buffer thereon. The buffer shall remain in a natural state. If, in the opinion of the Planning Board, the vegetation located within the buffer is not adequate to reasonably screen the SHC from abutting properties, additional landscape plantings shall be required within the buffer.
C. 
Ownership and use of common land and open space.
(1) 
The common land in an SHC shall be used for conservation, agriculture, forestry, recreation or park purposes and shall be maintained and groomed by the owner or its successor in interest in a manner appropriate for such use. The common land shall be in one or more parcels of a size, shape and location appropriate for its intended use as determined by the Planning Board. Provision shall be made so that the common land shall be accessible to the units in the development, and if granted to the Town, accessible by the general public by means of at least one twenty-foot-wide access easement leading from a public or private way. Such means of access shall be identified on the development plan submitted with the special permit application.
(2) 
The ownership of open space shall either be conveyed to the Town of Upton and accepted by it for open space or be conveyed to a nonprofit organization, the principal purpose of which is the conservation of open space, or be conveyed to a corporation or trust, or other entity, owned or to be owned by the owners of units within the development. In all cases of ownership, a perpetual restriction of the type described in MGL c. 184, §§ 31 and 32 (including future amendments thereto and corresponding provisions of future laws), running to or enforceable by the Town shall be recorded for all open space. Such restriction shall provide that the open space shall be retained in perpetuity for one or more of the following uses: conservation, outdoor passive recreation or park purposes. Such restriction shall be in such form and substance as the Planning Board shall prescribe and may contain such additional restrictions on development and use of the open space as the Planning Board may deem appropriate.
A. 
A landscape plan shall be submitted as part of any SHC. Said plan shall indicate areas proposed for retention of natural vegetation, including individual trees to remain within the development, and landscaped areas. Any additional screening required within the buffer shall be shown on the landscape plan. Type, size, and quantity of species shall be indicated.
B. 
Off-street parking, garbage disposal areas and utility transformers shall be shielded from view with vegetative plantings.
A. 
Architectural review by the Planning Board shall be required for all buildings to be constructed in an SHC. Construction materials, color samples, exterior renderings and other information necessary to review the external appearance of units in an SHC shall be submitted to the Upton Planning Board. Architectural design shall incorporate mechanisms to minimize the scale and mass of buildings, blend the buildings in with the natural environment, assure privacy and reflect the character of the community in appearance. A written recommendation shall be made to the Planning Board prior to final approval for construction of any units.
B. 
Building length shall be minimized and shall not exceed 200 feet in length along its longest side without the permission of the Planning Board.
A. 
Street signs shall be provided at each intersection and shall include a sign for each street at that intersection. Street signs shall meet or exceed the requirements of the Department of Public Works and be installed in accordance with the latest edition of the Manual on Uniform Traffic Control Devices.
B. 
The developer is required to obtain a list of prospective street names from the Upton Historical Commission.
C. 
Street names shall be approved by the Planning Board to prevent duplication and to provide names in keeping with the character of the Town.
D. 
The Town Clerk prior to approval of building permits shall issue building numbers.
A. 
Street signs of a type approved by the Director of Public Works shall be erected at all street intersections prior to the issuance by the Building Commissioner of a building permit for any unit on that street. Such signs shall bear the names of the streets as shown on the approved plan.
B. 
Development signs, decorative monuments, gatehouses or other visual displays within 25 feet of a public right-of-way shall be shown on the plan and shall require approval from the Planning Board during application review.
An agent of the Planning Board or, as appropriate, an agent of the Board of Health or the Building Commissioner may conduct inspection of an SHC with respect to approval, construction, administration and maintenance.