B.
Sight distance at any driveway projected to carry
more than 20 trips per day shall meet American Association of State
Highway and Transportation Officials (AASHTO) standards based on observed
(not posted) travel speeds.
C.
Pedestrian and bicycle circulation shall be provided
for between the principal building and the street and, where appropriate,
connection to any adjacent developed premises.
D.
Driveway locations shall provide the maximum practicable
separation between access locations, using shared access where feasible.
E.
Applications for developments having aggregate net
floor area on the premises exceeding 0.20 times lot area or forecast
to involve more than trip ends of 0.25 per 1,000 square feet of lot
area in the peak hour of traffic on serving streets [based on current
Institute of Transportation Engineers (ITE) trip generation estimates]
shall include a traffic impact study prepared consistent with study
guidelines adopted and, from time to time, amended by the Planning
Board.
F.
Developments requiring a traffic impact study under Subsection E shall be authorized only upon determination by the Plan Review Committee that, based upon facilities as existing or committed to be improved by the Town or the applicant, on no lane of any street or intersection will the peak hour volume/capacity ratio be increased by more than 0.1 above baseline as a result of projected traffic, with "baseline" being the ratio resulting from the traffic forecast in five years given development of the premises for single-family residences at densities as allowed under the Zoning Bylaw.[2]
A.
Stormwater management. All development shall be designed
so that resulting stormwater patterns resemble, as nearly as possible,
preexisting conditions of volume, velocity, quality and location of
runoff. Any increase over predevelopment runoff peak rate shall be
authorized only if the PRC determines that any potential problems
with capacity, downstream erosion or siltation will be prevented through
on- or off-site improvements or compensatory actions and that the
public interest is better served by allowing the increase than by
denying it.
B.
Erosion control.
(1)
Any area of bare earth exposed through building or
site development or demolition must be permanently stabilized through
replanting, paving or other means of eliminating wind or water erosion.
Such stabilization must be completed prior to building occupancy or,
where no building is committed, within 60 days of exposure, or a performance
bond must be posted in an amount sufficient to assure completion of
such work.
(2)
All construction must comply with the following. An
erosion control plan shall be submitted for every development which
will expose more than 60,000 square feet of bare earth during development
through either removal or filling on the same parcel or on contiguous
parcels in the same ownership and for developments exposing 20,000
to 60,000 square feet of bare earth where the Plan Review Committee
deems such plan to be necessitated by slopes in excess of 10% highly
erodible soils or other unusual conditions. Such plan shall have sufficient
information on existing and proposed topography, vegetation and control
measures to allow determination of compliance.
(a)
Stripping of vegetation, regrading or other development
shall be done in a way which will minimize soil erosion.
(b)
Whenever practical, trees and other natural vegetation
shall be retained, protected and supplemented.
(c)
The disturbed area shall be kept to a minimum.
(d)
Where necessary, temporary vegetation and/or mulching
shall be used to protect areas exposed during development.
(e)
Sediment basins (debris basins, desilting basins or
silt traps) shall be installed and maintained where necessary to remove
from runoff waters any sediment from land undergoing development.
(f)
The angle of graded slopes and fills shall be no greater
than two horizontal to one vertical. Slopes left exposed must immediately
be planted or otherwise provided with permanent ground cover or other
means sufficient to restrain erosion.
(g)
A ground cover sufficient to restrain erosion must
be planted or otherwise provided within 30 working days, season permitting,
on any portion of the tract upon which further active construction
is not being undertaken.
(h)
The development plan shall be fitted to the topography
and soils so as to minimize erosion potential.
(3)
The Plan Review Committee may require a report on
the erosion control proposals by the Soil Conservation Service or
others expert in soil mechanics in cases where doubt as to adequacy
of proposed measures exists. Selection of techniques and determination
of adequacy of measures shall, unless otherwise specified, be consistent
with Guidelines for Soil and Water Conservation in Urbanizing Areas
of Massachusetts, United States Department of Agriculture Soil Conservation
Service, 1975.
C.
Air quality. Any use whose emissions are such as to
cause it to be classified as a major new stationary source of air
pollution, as defined by the Environmental Protection Agency (EPA)
under the Clean Air Act, and any use required to apply to the Massachusetts
Department of Environmental Protection (DEP) under 310 Code of Massachusetts
Regulations (CMR) 7.00 or to the EPA under Section 112 of the Clean
Air Act for permission to emit asbestos, benzene, beryllium, mercury,
vinyl chloride or radionuclides shall be permitted only upon determination
by the PRC that compliance with the requirements of those agencies
is assured and that health and safety are adequately protected.
D.
Plants and animals. Location and design shall not
cause avoidable damage to wildlife habitats, forests or corridors
or to any plant or animal species listed as rare, endangered, watch
list or of special concern by the Massachusetts Natural Heritage Program
or to any tree exceeding 12 inches in trunk diameter at a height of
4 1/2 feet above grade. Specimen plants and trees shall be preserved
or relocated when possible. Applicants shall be required to submit
signed documentation from the Conservation Commission or its agent
that the project has been reviewed by the Conservation Commission
with respect to these considerations. The Conservation Commission
or its agent may determine that the proposed site either contains
no such habitats or species or that all feasible efforts to avoid,
minimize or compensate for damage have been reflected in the proposal.
The Conservation Commission or its agent may refer the project to
the Massachusetts Natural Heritage Program for further review or comment.
If additional review of wildlife habitats, forests and/or corridors
is determined to be necessary by the Plan Review Committee, the Committee
shall be guided by the standards outlined in the most current EIR
CCC Plant and Wildlife Habitat Guide Technical Bulletin.
[Amended 11-20-1995 FYTM, Art. 14]
E.
Hazardous materials.
(1)
Activities involving one or more of the following
are considered unusually hazardous:
(b)
Keeping of flammable fluids, solids or gases in quantities
exceeding four times that requiring licensing under 527 CMR 14.00,
except for storage of fuel for consumption on the premises or by vehicles
operated incidental to the principal use of the premises.
(c)
Any activity for which licensing is required under
310 CMR 30.800 to transport, use, treat, store or dispose of hazardous
waste (but not those excluded under 310 CMR 30.801).
(2)
Unusually hazardous activities shall be approved only
if the PRC finds that the proposed activity will not cause harm or
adverse disturbance to the environment or to other premises, will
not jeopardize health or safety either on or off premises and that
either any control or safety systems being relied upon are fail-safe
or redundant or it has been demonstrated that there would be no adverse
health or safety consequences beyond the boundaries of the premises
in the event of system failure, in light of on-site decay, dilution
or dispersion.
F.
Water quality and usage.
[Added 11-20-1995 FYTM, Art. 14]
(1)
If a project lies within a zone of contribution, a
cumulative nitrogen loading calculation shall be submitted to the
Plan Review Committee, and review by the Water Quality Review Board
shall be required.
(2)
Applicants of projects that do not encroach upon the
Groundwater Protection District may be required to submit a cumulative
nitrogen loading calculation in accordance with the standards outlined
in the most current EIR CCC Nitrogen Loading Calculation Technical
Bulletin.
(3)
Applicants proposing to use in excess of 5,000 gallons
of water per day shall provide the Plan Review Committee with an estimate
of the project's daily water usage and the proposed water source.
The applicant may be required to submit a water conservation plan.
G.
Open space. The term "open space" as applied in this
section shall refer to land set aside which is restricted for conservation,
agriculture or recreation. Open space may include woodlands, pasture,
landscaped yards, gardens or play areas, walking and riding trails,
but shall not include structures, buildings, tennis courts, swimming
pools or surfaces used for parking or storage. Projects on lots in
excess of two acres or altering more than 25% of the project's lot
area shall submit a calculation in accordance with the most current
EIR CCC Calculation for Open Space Technical Bulletin. Multifamily
residential projects are expected to set aside the equivalent of 60%
of the total lot area for open space. Commercial projects are expected
to set aside the equivalent of 40% of the total lot area for open
space. The Plan Review Committee may require that the applicant provide
more open space in order to mitigate the project's impact.
[Added 11-20-1995 FYTM, Art. 14]
A.
Site design. Site designs not complying with any of
the following guidelines shall be allowed only upon determination
by the PRC that for the given location, use and size of development,
no design better serving the purposes of the chapter is reasonably
feasible:
(1)
Parking and loading areas shall be located to the
side or rear of the principal structure, wherever possible. Where
site constraints prevent this, visibility of parking areas shall be
reduced through location of not more than 1/3 of all parking between
the building and the street.
[Amended 5-9-1994 ATM, Art. 27]
(2)
At least 25% of the required front yard area shall
be vegetated.
(3)
Existing grade shall be changed minimally, typically
departing from existing grade by no more than six feet and resulting
in a balance on site between cut and fill, except for basement and
cellar excavations.
(4)
Site circulation shall have clarity from the driver's
perspective, aided by simple patterns and use of planting islands
or other devices in larger circulation areas.
(5)
Pedestrian access, or bicycle and wheelchair access
where possible, shall be provided among all facilities on the site,
between them and the street and between them and adjacent premises
developed for uses open to the public.
[Amended 5-1-1995 ATM, Art. 17]
B.
Lighting.
(2)
Fixtures. Lighting fixture types are defined as follows:
(a)
Type 1: no light cutoff.
(b)
Type 2: luminaire shielded such that peak candlepower
is at an angle of 75° or less from vertical and essentially no
light is emitted above the horizontal.
(c)
Type 3: luminaire shielded such that total cutoff
is at less than 90° from vertical and no light source is in direct
view from five feet above the ground at any point off the premises.
(3)
Lighting limitation. The following limitations shall
be observed by all uses, unless the PRC determines that it is inherently
unfeasible for that use (e.g., public outdoor recreation) to meet
these standards, and that all reasonable efforts have been made to
avoid glare or light overspill.
[Amended 5-1-1995 ATM, Art. 17]
(4)
No flickering or flashing lights shall be permitted.
Processes, such as arc welding, which create light flashes shall be
confined within buildings or shielded to prevent either direct glare
or flashing reflected from the sky.
(5)
When the Conservation Commission determines that lighting
as proposed by an applicant may have a detrimental effect on plants,
wildlife or a wildlife habitat or corridor, the Plan Review Committee
may impose more stringent restrictions or require further mitigation.
[Added 11-20-1995 FYTM, Art. 14]
C.
Solid waste. Each development must document arrangements
for satisfactory disposal of tree stumps and debris resulting from
or discovered during construction and must make permanent arrangements
for satisfactory on-site storage of refuse and recyclable material
pending its removal. Such storage shall be screened from view from
public ways, secured from vermin or other animals and located to present
minimal hazard in the event of fire and minimal threat to water quality
in the event of container failure.
[Amended 5-1-1995 ATM, Art. 17]
D.
Historic and archaeologic resources. Historic and
archaeologic resources shall not be impaired, damaged or altered by
any proposed activity. An agent of the Plan Review Committee shall
provide written determination if a Massachusetts Historic Commission
notification form Appendix A needs to be filed with the State. A determination
of nonsignificance may be made at the local level for certain types
of projects after an on-site inspection by an agent of the Plan Review
Committee is made.
[Amended 11-20-1995 FYTM, Art. 14]
E.
Noise. Where exterior noise levels after construction
are expected to exceed 100 decibels at the source for more than 15
minutes at a time, continually on a regular or sporadic basis, the
applicant shall be required to show the Plan Review Committee the
means by which this impact shall be mitigated. The Committee shall
have the authority to require greater degrees of mitigation if the
Plan Review Committee is not satisfied that the resultant noise level
will have a minimal effect on surrounding neighborhoods or wildlife
habitats.
[Added 11-20-1995 FYTM, Art. 14]
