[Adopted 7-1-1993; amended in its entirety 10-28-2005]
A. 
These rules establish procedures for applications to the Groton Zoning Board of Appeals for comprehensive permits granted under MGL C. 40B, §§ 20 through 23 and the regulations promulgated thereunder. They are required by MGL C. 40B, § 21 and by 760 CMR 31.02. The purpose of that act and these rules is to facilitate the development of affordable housing in Massachusetts.
B. 
These Rules alone are not sufficient to describe the entirety of comprehensive permit procedures before the Board. They must be read in conjunction with and implemented in a manner consistent with MGL C. 40B, §§ 20 through 23 and 760 CMR §§ 30.00 and 31.00 and Groton's Affordable Housing Plan. In addition, the Board's general rules for conduct of hearings under MGL C. 40A apply to comprehensive permit applications. In case of inconsistency or conflict between those general rules for conduct and these rules, these rules shall govern. Without limiting the generality of the foregoing, these rules supersede and replace those sections of the Board of Appeals Rules adopted October 26, 1988, and amended July 1, 1993, dealing with comprehensive permits [e.g., Art. III, Sec. 3(b)].
(See also 760 CMR § 30.02)
BOARD
The Groton Zoning Board of Appeals established under MGL C. 40A, § 12.
LOCAL BOARD
A. 
The boards, committees, commissions, and departments, and their members, together with such other local entities or groups as the Board determines have a material interest in the proposed 40B project and including, but not limited to:
[Amended 10-1-2018 ATM by Art. 14]
Board of Health
Select Board
Building Commissioner/Zoning Enforcement Officer
Conservation Commission
Earth Removal Committee
Electric Light Department
Fire Department
Highway Department
Housing Authority
Housing Partnership
Historic District Commission (if applicable)
Planning Board
Police Department
Sewer Commission
Water Commission/Department or West Groton Water Supply
B. 
Only those boards, committees, and officials which comprise the government of the Town of Groton shall be considered "local boards."
A. 
The application for a comprehensive permit shall consist of:
(1) 
A written statement demonstrating consistency with the Town's Affordable Housing Plan.
(2) 
Preliminary site development plans (25 copies, 8.5 x 11 preferred) showing the locations and outlines of proposed buildings; the proposed locations, general dimensions and materials for streets, drives, parking areas, walks and paved areas; type and location of proposed sewage disposal and proposed landscaping improvements; trash disposal; open areas within the site, including but not limited to school bus shelters and parks or other play areas for children; proposed stormwater management system; proposed property lines and rights-of-way of any proposed streets; and proposed lighting plans.
(3) 
A report on existing site conditions and a summary of conditions in the surrounding areas, showing the location and nature of existing buildings, existing street elevations, traffic patterns and character of open areas, if any, in the neighborhood. This submission may be combined with that required in Subsection A(1) above and shall include, without limitation:
(a) 
Zoning district boundaries;
(b) 
Water Resources Protection Overlay District boundaries;
(c) 
Existing wetland resource areas, as defined in:
[1] 
The Groton Wetlands Protection Bylaw, including vernal pools, whether certified or not;
[2] 
The Massachusetts Wetlands Protection Act (MGL C. 131, § 40 et seq.).
(d) 
Existing and proposed topography at five-foot intervals;
(e) 
Existing structures on adjacent properties within 150 feet of the property line; and
(f) 
Existing significant environmental features such as ledge outcrops, scenic views and large trees.
(4) 
Preliminary, scaled, architectural drawings; for each building the drawings shall be signed by a registered architect, and shall include typical floor plans, typical elevations, and sections, and shall identify construction type and exterior finish. The architectural plans shall also describe base interior amenities.
(5) 
A tabulation of proposed buildings by type, size (number of bedrooms, floor area) and ground coverage, and a summary showing the percentage of the tract to be occupied by buildings, by parking and other paved or impervious areas, and by open areas.
(6) 
If a subdivision of land is involved, a preliminary subdivision plan, conforming to the Rules and Regulations of the Groton Planning Board.
(7) 
A preliminary utilities plan showing the proposed location and types of utilities, sewage, drainage and water facilities, including hydrants. Drainage plans shall be accompanied with preliminary drainage calculations and shall describe how the project conforms to best management practices and the DEP's Stormwater Management guidelines.
(8) 
Documents showing that the applicant fulfills the jurisdictional requirements of 760 CMR 31.01: that is:
(a) 
The applicant shall be a public agency, a nonprofit organization, or a limited dividend organization;
(b) 
The project shall be fundable by a subsidizing agency under a low- and moderate-income housing subsidy program; and
(c) 
The applicant shall control the site. In order to establish site control, an applicant must prove that it controls the site and the means of access thereto, sufficient to establish that it possesses the requisite rights to construct the project as described in the application;
(d) 
Copy of site eligibility letter.
(9) 
A detailed list of requested waivers and exceptions to local requirements and regulations, including references to local codes, ordinances, bylaws or regulations. Overly broad or "blanket" waiver requests will not be accepted.
(10) 
A list of all persons and entities having a financial or ownership interest in the project, including, but not limited to, those persons and entities involved in project design, planning, development, construction, marketing and sales, and any relationships between and among the persons and entities that might result in a commonality of interest with respect to the project (e.g., affiliate relationship; direct family relationship; contractual relationship). List should include names, phone numbers, addresses, and e-mail addresses.
(11) 
A list of all prior affordable housing projects and other residential developments completed by the applicant, with a brief description of each such project.
(12) 
Any and all materials that are necessary to respond to conditions of approval or other comments included with the subsidizing agency's project eligibility letter.
(13) 
A complete pro-forma, detailing the projected costs and revenues of the proposed project. In preparing its pro-forma, the applicant shall limit its costs to actual investment in the property. Acquisition costs shown in the pro-forma shall be limited to the lesser of the existing as-is fair market value of the property (i.e., the value under existing bylaws and regulations without the benefit of waivers or variances) or the amount of last arm's length sale (with all reasonable and demonstrable carrying costs), whichever is less. Additionally, the applicant shall fully disclose any costs ascribed to related entities. Profits generated by any related entities in the development of any aspect of the project shall not be allowable as project costs.
(14) 
A list, certified by the Town Assessor, of the names and mailing addresses as they appear on the most recent applicable tax list of the following:
(a) 
Abutters;
(b) 
Owners of land directly opposite on any public or private way or street;
(c) 
Abutters to the abutters within 300 of the property line of the development location.
(15) 
A list of any infrastructure and site improvements, services, programs, facilities, or amenities designed to mitigate impacts associated with the temporary construction or permanent development impacts of the project, or as general enhancements to the neighborhood or community character.
B. 
Additional materials. The Board may require any and all materials, reports, analysis and information it deems necessary for a thorough review and analysis of the project. Such information typically includes but is not limited to:
(1) 
A traffic impact report, prepared by a registered professional engineer qualified in the field of traffic engineering, on the impact the development will have on the congestion, safety and overall impact of the project on the roadway system/network providing access to the development. Impacts on both vehicular and pedestrian travel shall be addressed, including but not limited to impacts within the site. A traffic report shall address issues regarding traffic volume, site distances and the adequacy of access by emergency vehicles.
(2) 
A detailed analysis showing why the project would be "uneconomic" without the requested waivers and exceptions (individually and cumulatively) from local requirements.
(3) 
An analysis comparing the project if built in compliance with applicable zoning regulations (e.g., for condominium projects, a comparison to the § 218-27B or § 218-27C requirements may be appropriate) to the proposed project if built with the requested waivers and exceptions.
(4) 
Environmental analysis.
(a) 
An environmental analysis, prepared by a qualified environmental scientist. The environmental scientist shall have such qualifications, including education and/or training as reasonably required by the Board. The environmental analysis shall assess the impact of the development on the environment within and adjacent to the development. The analysis shall include, but shall not be limited to, evaluation of pre-development conditions and post-development impacts on:
[1] 
Surface and groundwater quality;
[2] 
Groundwater recharge of upper aquifers and perched groundwater layers;
[3] 
Wildlife habitats and corridors;
[4] 
Wetlands and bodies of water, including streams and rivers, both localized and general;
[5] 
Existing and potential domestic water supplies;
[6] 
Endangered, threatened or species of special concern in Massachusetts; and
[7] 
Road salt and fertilizer loading.
(b) 
The environmental analysis shall include proposed mitigation of the post-development impacts identified. Mitigation measures requiring ongoing or periodic maintenance shall be identified and a maintenance plan shall be included with the analysis.
C. 
Filing fees. The application shall be accompanied by a filing fee of $1,000 to cover administrative costs, payable to the Town of Groton General Fund. Additionally, the application fee shall include $5,000 to pay for the services of legal counsel for assistance in any project of 25 units or less, and $7,500 for any project in excess of 25 units but not exceeding 75 units and $10,000 for any project in excess of 75 units. This cost is a reasonable estimate of the administrative costs for counsel retained to assist the Board with the multitude of legal issues that must be explored in the C. 40B process. Furthermore, in order to assist the Board in the determination of whether or not any proposed conditions will render the project uneconomic, as required under MGL C. 40B, §§ 20 through 23, the application fee shall include an additional $5,000 for the retention of a financial expert. The Board, in its sole and unfettered discretion, may waive any or all of these additional fees if it is determined that legal and/or financial review is not necessary. Alternatively, the applicant may opt to pay for the Board's legal counsel or financial consultant in the manner prescribed by MGL C. 44, § 53G and § 338-36 hereof.
D. 
Notification to other boards/copies.
(1) 
Within 14 days of filing of the application, the Board shall notify each relevant local board of the application by sending such local board a copy of the application. The Board shall invite the participation of such local boards and request each to submit its comments in writing. Upon request, it shall provide a complete copy of the application to any local board having a substantial interest in the project.
(2) 
In order to facilitate review by the Board and by the local boards, the applicant shall provide the Town Clerk with 25 copies of the complete application and one unbound copy for copying purposes. Additionally 11" x 17" copies of all plans (with matchlines) shall be made available to the Town Clerk for copying purposes
A. 
When reviewing an application for, or when conducting inspections in relation to, a comprehensive permit application, the Board may determine that the assistance of outside consultants is warranted due to the size, scale or complexity of a proposed project, because of a project's potential impacts, or because the Town lacks the necessary expertise to perform the work related to the comprehensive permit application. Whenever possible, the Board shall work cooperatively with the applicant to identify appropriate consultants and to negotiate payment of the consultant fees. Alternatively, the Board may, by majority vote, require that the applicant pay a reasonable "project review fee" of a sufficient sum to enable the Board to retain consultants chosen by the Board alone. The Board may require that an applicant deposit a lump sum in order to retain consultants. In the event that such sum is insufficient to fund the necessary consulting services, the Board may require additional deposits from time to time.
B. 
In hiring outside consultants, the Board may engage architects, engineers, lawyers, financial analysts, planners, scientists, urban designers or other appropriate professionals who can assist the Board in analyzing a project to ensure compliance with all relevant laws, bylaws, and regulations. Such assistance may include, but not be limited to, analyzing an application, monitoring or inspecting a project or site for compliance with the Board's decision or regulations, or inspecting a project during construction or implementation.
C. 
Funds received by the Board pursuant to this section shall be deposited with the municipal treasurer, who shall establish a special account for this purpose, consistent with the terms and provisions of MGL C. 44, § 53G. Expenditures from this special account may be made at the direction of the Board without further appropriation. Expenditures from this special account shall be made only for services rendered in connection with a specific project or projects for which a project review fee has been or will be collected from the applicant. Accrued interest may also be spent for this purpose. Failure of an applicant to pay a review fee shall be grounds for continuance or denial of the comprehensive permit application.
D. 
At the completion of the Board's review of a project, any excess amount in the account, including interest, attributable to a specific project shall be repaid to the applicant or the applicant's successor in interest. A final report of said account shall be made available to the applicant or applicant's successor in interest. For the purpose of this regulation, any person or entity claiming to be an applicant's successor in interest shall provide the Board with documentation establishing such succession in interest.
E. 
Any applicant may take an administrative appeal from the selection of the outside consultant to the Select Board. Such appeal must be made in writing and may be taken only within 20 days after the Board has mailed or hand-delivered notice to the applicant of the selection. The grounds for such an appeal shall be limited to claims that the consultant selected has a conflict of interest or does not possess the minimum, required qualifications. The minimum qualifications shall consist either of an educational degree in, or related to, the field at issue or three or more years of practice in the field at issue or a related field. The required time limit for action upon an application by the Board shall be extended by the duration of the administrative appeal. In the event that no decision is made by the Select Board within one month following the filing of the appeal, the selection made by the Board shall stand.
[Amended 10-1-2018 ATM by Art. 14]
A. 
Unless otherwise prohibited by law, the Board's decision may allocate at least 70% of the affordable units to eligible residents of the Town of Groton, or their children or parents, and Town employees.
B. 
Unless, otherwise agreed to by the Board, deed riders and/or other recorded restrictions governing the affordable units shall specify that the units shall remain subject to the affordability guidelines in perpetuity. Deed riders and/or other restrictions shall include provisions giving the Town the right of first refusal should an income qualified buyer not be found for a unit. Affordable units shall be the same as the market rate units in terms of floor area, exterior finishing and bedroom mix. Affordable units shall also contain the same base interior fixtures and finishes as the market-rate units. Affordable units that are within ownership developments shall be owner-occupied. In rental developments, affordable units may not be subleased.
A. 
The Board shall hold a public hearing on the application within 30 days of its receipt. It may request the appearance at the hearing, or subsequent hearings, of such representatives of local boards as it considers necessary or helpful in reviewing the application. In making its decision, the Board shall take into consideration the written and oral recommendations of local boards and officials.
B. 
When all public testimony has been received and all information requested by the Board has been received, the Board shall declare the public hearing is deemed terminated. With the consent of the applicant, the hearing may be reopened in order to receive new or additional information.
C. 
The Board shall render a decision, based on a majority vote of the Board, within 40 days after termination of the public hearing, unless such time period is extended by written agreement of the Board and the applicant.
D. 
The Board may dispose of the application in the following manner:
(1) 
Approve a comprehensive permit on the terms and conditions set forth in the application;
(2) 
Deny a comprehensive permit as not consistent with local needs; or
(3) 
Approve a comprehensive permit with conditions, including but not limited to the number of permitted housing units, the height, size, shape or general appearance of the proposed buildings, the configuration of the site plan, and any other reasonable condition that is necessary to address local concerns while not rendering the construction or operation of such housing uneconomic. In order to assist the Board with determining the permissible extent of conditions, the Board may require that the applicant provide a revised pro-forma during the latter stages of the public hearing after the parties have had an opportunity to review thoroughly the proposed project and any revisions thereto. The economic viability of a project may be determined with reference to the average profit earned by other developers of residential housing, as adjusted for the type of housing and the geographical area.
A. 
In the event that, during the public hearing, the applicant proposes any changes in its application or project plans that, in the Board's discretion, constitutes a material or substantial change to the project, the applicant shall, at the Board's request, provide a new site-eligibility letter from the designated subsidizing agency.
B. 
In the event of material or substantial changes, the Board may request, and the applicant shall resubmit, any and all information specified in § 338-35 hereof that is deemed by the Board necessary or helpful to evaluate such changes.
C. 
In the event of a material or substantial change, any and all plans and supporting information pertaining to the change shall be provided to all of the local boards with a substantial interest in the project.
A. 
If the Board approves the comprehensive permit, any person aggrieved may appeal within the time period and to the court provided in MGL C. 40A, § 17.
B. 
If the Board denies the comprehensive permit or approves the permit with conditions, the applicant may appeal to the Housing Appeals Committee as provided in MGL C. 40B, § 22.
A. 
The Town will retain the services of a consulting engineer to inspect the construction work. The Board, Planning Board, Highway Surveyor, Water and Sewer Commissioners and the Zoning Enforcement Officer shall be notified of the construction start date at least two weeks prior to the commencement of construction. Required inspections shall be those outlined in the Subdivision Rules and Regulations, plus any other inspections deemed necessary to ensure that the project's infrastructure is constructed in accordance with the permit, applicable statutes and regulations, and best management practices. The developer shall deposit with the Town sufficient funds to cover the cost of the inspections (including services of the consulting engineer) prior to the commencement of work. A preconstruction conference with Town departments shall be held prior to the commencement of construction. The contractor shall request that the Board schedule such a conference at least one week prior to commencing construction.
B. 
The permit shall not be in effect until certified copies of the comprehensive permit decision and, in the event of a subdivision, a subsequently endorsed plan are recorded at the Middlesex South Registry of Deeds as required in MGL C. 40A, § 11, and Groton Zoning Bylaw § 218-32.1. No construction or site alteration shall commence nor shall any necessary permits be issued by any board or official until evidence of such recording is submitted to the Board by the applicant. A project is considered to be under construction when the legal clearing and grubbing (removal of stumps and topsoil) have been initiated.
C. 
During construction, if any modifications or changes to the plan are requested or required due to unforeseen site conditions or for any other reason, the developer shall follow the following procedure:
(1) 
Minor changes: If, in the opinion of the inspecting engineer, the change is minor and does not involve the redesign of any of the plan details, the developer shall submit a letter describing the change to the engineer and the Board. The change may be made in the field.
(2) 
Major changes and design changes: If, in the opinion of the inspecting engineer, the change is major and/or involves a change in design of any of the plan details, the developer shall follow the procedures outlined in 760 CMR 31.03. The developer shall be responsible for the cost of review of the proposed change by a consultant selected by the Town.
(3) 
Inspection requests: Inspections shall be requested by the applicant at least two full working days in advance by notice to the Board and its duly authorized representative and not the inspector directly.
D. 
The Zoning Enforcement Officer or the Board may issue a stop-work order in the event that there are serious violations of the comprehensive permit approval conditions, noncompliance with the approved plan, or serious environmental damage due to erosion, sedimentation, or other site conditions. The stop-work order shall remain in effect until violations or damages are corrected to the satisfaction of the Zoning Board of Appeals and/or its engineers.
A. 
Upon completion of the project, the developer shall submit five as-built plans, and recent title certificate or title search (one plan for the Town Clerk, one for Select Board's file, one for the Building Inspector, one for Town Counsel and one for the Board) and of the roads and infrastructure to the Board.
[Amended 10-1-2018 ATM by Art. 14]
B. 
All drainage easements shall be in a form approved by Town Counsel and shall be recorded in the Registry of Deeds, with copies submitted to the Board and the Highway Department.