Green Development Performance Standards 9_10_09MODEL BYLAW FOR GREEN DEVELOPMENT
PERFORMANCE STANDARDS
1.0 Green Development Performance Standards
1.1 Purpose
The purpose of these Green Development Performance Standards is to promote high quality developments that preserve and enhance natural resources and the environment. The standards seek
to encourage: preservation or restoration of habitat, farmland and natural site features; use of solar energy and natural light; recharge of aquifers; reuse and recycling; and alternative
transportation, including walking, biking and mass transit. In addition, these standards seek to protect water resources and to minimize energy consumption, urban heat island effects,
use of potable water and light pollution.
1.2 Applicability
1.21 Limited Site Plan Review with Green Site Design Standards
All single family and two-family residential uses must receive Planning Board approval under the Limited Site Plan Review with Green Site Design Standards section of this bylaw, before
a Residential Building Permit may be issued. A public hearing is not required under Limited Site Plan Review. Applicants must meet the standards for:
a. Limits to Site Disturbance (see Section 1.51)
b. Tree Preservation (see Section 1.52)
c. Passive Solar Siting (see Section 1.53)
d. Energy Efficiency (see Section 1.54)
1.22 Site Plan Review with Green Development Standards
All commercial, industrial and civic projects or uses must demonstrate compliance to the Planning Board with the Green Site Design Standards and the Green Development Performance Standards
for Site Plan Review herein, before a Building Permit may be issued. A public hearing is required under Site Plan Review. Applicants must meet the standards for:
a. Limits to Site Disturbance (see Section 1.51)
b. Tree Preservation (see Section 1.52)
c. Passive Solar Siting (see Section 1.53)
Site and Context Assessment (see Section 1.61)
Landscaping and Water Reduction (see Section 1.62)
Farmland Protection (see Section 1.63)
Parking and Trip Reduction (see Section 1.64)
Hazardous Materials (see Section 1.65)
Heat Island Reduction (see Section 1.66)
Light Pollution (see Section 1.67)
Collection and Storage of Recyclables (see Section 1.68)
Construction Waste Management and Topsoil Recovery (see Section 1.69)
Pedestrian and Bicycle Access (see Section 1.70)
Standards for Subdivisions
All residential subdivisions must comply with the Palmer Subdivision Regulations, including the applicable zoning regulations herein, which include:
Limits to Site Disturbance (see Section 1.51)
b. Tree Preservation (see Section 1.52)
c. Passive Solar Siting (see Section 1.53)
Site and Context Assessment (see Section 1.61)
Landscaping and Water Reduction (see Section 1.62)
Farmland Protection (see Section 1.63)
Construction Waste Management and Topsoil Recovery (see Section 1.69)
Pedestrian and Bicycle Access (see Section 1.70)
Incentivized Standards for Density Bonuses
In addition to applicable standards note in Sections 1.21-23 above, applicants seeking a density bonus under this bylaw must receive a Special Permit from the Planning Board, and demonstrate
compliance with the Incentivized Green Development Standards in Section 1.6.
1.3 Definitions
Best Management Practices (BMPs): Practices that have been determined to be the most effective and practicable means of preventing or reducing undesirable environmental impacts.
Conditioned Square Footage: A building’s room area that is heated in the winter and/or air conditioned in the summer
Drip Line: The circle that could be drawn on the soil around a tree directly under the tips of its outermost branches. Rain water tends to drip from the tree at this point.
Heat island effect: The increase in ambient temperatures that occurs in developed areas because paved areas and buildings absorb more heat from the sun than natural landscape.
Infiltration: The downward movement of water from the surface to the subsoil.
Low Impact Development (LID): A set of approaches that seeks to mimic a site’s pre-development hydrology by using design techniques that infiltrate, filter, store, evaporate and detain
runoff close to its source. Instead of conveying, managing and/or treating stormwater in large, end-of-pipe facilities, LID utilizes small-scale, decentralized practices that infiltrate,
treat, evaporate, and transpire rain water and snow melt. These practices include bioretention areas, grassed swales, reduced impervious areas, preservation of open space, increased
development
density, smaller lot sizes, reconfiguration of lots, alternative street and parking design, and alternative structural stormwater treatment methods.
Passive Solar Heat Gain: The increase in temperature in a space, object or structure that results from solar radiation. The amount of solar gain is affected by the strength of the sun,
and by the ability of any intervening material to transmit or resist the radiation.
Recharge: The process by which groundwater is replenished by precipitation through the percolation of runoff and surface water through the soil.
1.4 Submission Requirements
1.41 Submission Requirements for Limited Site Plan Review with Green Site Design Standards
A Site Development Plan with supporting documentation, noting:
True north and south directions;
Total site area to be disturbed, including materials storage and the total quantity of all cut and fill areas;
Identify limit-of-work perimeter control measures that will maintain the disturbance limits (i.e. locations of construction barrier fencing);
Identify / describe construction Best Management Practices to be implemented;
Describe the plan for inspecting and maintaining limit-of-work perimeter controls and other BMPs;
Design strategies that minimize site disturbance;
Describe the plan for phasing of construction operations, including removal of vegetation and restoration of disturbed areas after construction is complete.
1.42 Submission Requirements for Site Plan Review with Green Development Standards
a. All site plans for commercial, industrial and civic projects shall be prepared by a registered architect, landscape architect, or professional engineer unless this requirement is
waived by the Planning Board because of unusually simple circumstances.
All plans shall be submitted on standard 24” x 36” sheets, as well as in digital (PDF) format.
The submission packet shall include additional narrative and supporting documentation as necessary to demonstrate that the performance standards have been met.
Provide a Site Development Plan in accordance with Section 1.41 above. The submission packet shall include:
Detailed plans for landscaping;
Details on construction practices;
a map delineating active farmland, prime agricultural soils and soils or state and local importance.
Provide a Tree Inventory that identifies significant groups of trees or individual specimen trees (including species, size and health), prepared by an Arborist, Landscape Architect,
Ecologist, or other qualified professional. The Tree Inventory shall:
Note any wooded environmentally sensitive areas, such as floodplains, stream corridors, steep slopes, rare species habitat or wetland buffer zones.
Indicate whether each tree or grouping of trees is recommended for preservation, transplant, or removal.
Describe provisions for the protection, maintenance and management of trees to be preserved, including the location of protective fencing, and replacing any trees moved or lost during
construction. Show that project grading changes, structures, construction work zones, and areas for storing construction materials and debris will not occur within the drip line or
essential root zone of any trees or groupings of trees designated for protection.
Identify the location, condition, and species for all larger individual trees with a circumference at breast height (4.5 feet above ground) of 25 inches or greater.
1.43 Procedural Requirements for Limited Site Plan Review with Green Site Design Standards
1.44 Procedural Requirements for Site Plan Review with Green Development Standards
Applicants shall comply with all Site Plan Review requirements in the Town of _______ zoning bylaw, Section ____.
1.5 Green Site Design Standards
The Planning Board shall review and evaluate whether the Site Development Plan maximizes consistency with the following Green Site Design Standards.
1.51 Limits to Site Disturbance
No clearing or site disturbance may occur on a parcel before a Building Permit is issued.
Applicants must demonstrate that they will, to the extent feasible, minimize land clearing, alteration of natural topography and features, destruction of vegetation, soil compaction,
damage to root systems and associated environmental impacts, in order to preserve open space and undisturbed land.
The site design shall preserve natural topography outside of the development footprint to reduce unnecessary land disturbance and to preserve natural drainage channels on the site.
The site design shall attempt to minimize and balance cut and fill, to reduce total land disturbance and minimize the importing or exporting of earth materials from the site.
The site design shall protect hilltops and scenic views. Placement of buildings, structures, or parking facilities shall not detract from the site's scenic qualities and shall blend
with the natural landscape. Building sites shall be directed away from the crest of hills, and foundations shall be constructed to reflect the natural terrain.
Sites shall be designed in such a way as to avoid impacts to rare and endangered species and wildlife habitat on a site, and to maintain contiguous forested areas.
Clearing for utility trenching shall be limited to the minimum area necessary to maneuver a backhoe or other construction equipment.
Limit-of-work controls (also know as perimeter controls or development envelopes) for structures, driveways, parking, wastewater disposal, lawn areas, utility work, and any grading associated
with the development shall be installed and maintained to establish the disturbance limits of clearing and grading activities.
Efforts to minimize the clearing and grading on a site associated with construction activities shall be employed, such as parking of construction vehicles, offices/trailers, and stockpiling
of equipment/materials in areas already planned for permanent structures, and not in areas of protected trees, wetlands, and/or their vegetated buffers.
The extent of a site exposed at any one time shall be limited through phasing of construction operations. Effective sequencing shall occur within the boundaries of natural drainage areas.
Timely re-vegetation of disturbed areas must occur immediately after grading is complete. In no case shall land be left unstabilized over the winter season.
Clearing of vegetation and alteration of topography shall be limited to 35% of the site for residential uses, or 40% of the site for commercial, industrial or institutional uses. Native
vegetation shall be planted in disturbed areas as needed to enhance or restore wildlife habitat.
1.52 Tree Preservation
The Planning Board shall review and evaluate whether the Site Development Plan maximizes:
Preservation of open space and trees on the site
Retention of existing stands of trees, trees at the site perimeter, contiguous vegetation with adjacent sites, and specimen trees
Forested areas shall be preserved if they are associated with:
Significant forest communities as defined herein
Wetlands, waterbodies and their buffers
Critical wildlife habitat areas
Slopes over 25 percent
Trees with a circumference at breast height (4.5 feet above ground) of 60 inches shall be preserved. The entire area within the dripline and critical root zone of preserved trees, including
understory vegetation, shall be retained in an undisturbed state.
Any trees recommended for preservation or trees on adjacent properties that are moved or lost during construction shall be replaced.
Transplanting methods that maximize plant survival shall be used.
Prior to clearing, excavation, grading or other construction activities, all vegetation to be retained shall be surrounded by temporary protective fencing (i.e. orange construction fencing)
or other measures. All trees on adjacent properties whose drip lines extend into the project site shall also be protected. Barriers shall be constructed outside the dripline and critical
root zone of all vegetation to be protected.
Materials shall not be stored within the drip line of trees to be protected.
Additional Best Management Practices shall be used to protect trees during construction (i.e. pruning, soil aeration, trunk wrapping, root pruning, watering, etc.).
All protective measures shall be maintained until all construction work is completed and the site is cleaned up.
1.53 Solar Design
The Planning Board shall review and evaluate whether the Site Development Plan is compatible with the following design guidelines:
Takes advantage of passive solar heat gain in the winter by:
Orienting buildings with the long axis running east-west. The long axis of a building should face within 10 degrees of due south if possible.
Designing south-facing glass to be between 7 and 12 percent of conditioned square footage, and minimizing window areas to the north, east, and west.
Selecting south-facing windows that maximize heat gain. This may include windows with high Solar Heat Gain Coefficients (i.e. SHGC=.30-.60), or clear (uncoated) double- or triple- paned
glass.
Using materials with high thermal mass to increase heat retention and moderate temperature swings in winter. Locate brick, stone, ceramic tile, concrete and other high mass materials
as close to south-facing windows as possible.
Reduces passive solar heat gain in the summer by:
Using overhangs, awnings, porches, deciduous trees, and other control elements to shade windows. Architectural elements or trees should fully shade south-facing windows during the summer
months, and allow full sun on windows during the wintertime.
Makes use of natural lighting within the building(s) without compromising thermal energy efficiency.
Accommodates future solar electric installations on the development project or on neighboring buildings by:
Building south-facing roofs with the optimal slope of 30 degrees, if feasible (Note: does not apply to flat roof commercial buildings.)
Preserves solar access to south facing roofs of existing neighboring structures. Do not site trees, objects, or structures that shade (or will shade) neighboring south facing roofs.
1.54 Energy Efficiency
Applicants must demonstrate that all structures will, to the extent feasible, conserve energy use and maximize energy efficiency.
All new buildings and homes are encouraged to meet LEED standards (U.S. Green Building Council’s Leadership in Energy and Environmental Design standards).
1.6 Green Development Standards
The Planning Board shall review and evaluate whether the Site Development Plan maximizes consistency with the following Green Development Standards.
1.61 Site & Context Assessment
The Planning Board shall review and evaluate whether the Site Development Plan thoroughly considers the site’s context and interrelationships to surrounding features and the community,
including:
Significant on-site and nearby natural features that may affect the site design, including soils, landforms and rock outcroppings, trees, natural features, slopes, views, water bodies,
hydrology and drainage conditions, wetlands, the location of the site within the watershed, floodplains, evidence of erosion or unstable slopes, habitats, endangered species, air quality,
noise.
Significant on-site and nearby man-made features that may affect the site design, including existing structures, walkways, roads, driveways, parking lots, fences and signs.
Existing municipal facilities, services and infrastructure, including sewage, water supply, other utilities, schools, easements, utility poles, overhead power lines, lighting, and fire
hydrants.
Whether the site has existing historical or archaeological structures or features, and has provisions for preserving these features.
Access to transit, pedestrian, bicycle and alternative transportation connections, including existing or possible pedestrian and bicycle connections from the site to bus stops, high
density residential areas, commercial districts, open space and recreational areas, and regional trails.
The Planning Board shall review and evaluate whether the development will “fit” within and connect to the site’s larger context.
1.62 Landscaping and Water Reduction
The Planning Board shall review and evaluate whether the Site Development Plan has landscaping feature including:
Minimized the total lawn area;
Maximized use of plants and landscaping with low maintenance requirements, and that require little or no irrigation.
Minimized use of potable water for landscape irrigation by installing high-efficiency irrigation systems, using mulch to prevent water evaporation, irrigating with captured rainwater,
and reusing building greywater, where feasible.
Incorporates Low Impact Development practices for stormwater management, including use of rain barrels and rain gardens.
1.63 Farmland Protection and Buffering
Applicants must, to the extent feasible, avoid development and indirect impacts to prime, significant, or working farmland.
To prevent destruction of on-site farmland, applicants must either:
Avoid development of Prime Farmland, Farmland of State or Local Importance, or working farmland; or
If the development will take place on Prime Farmland, Farmland of State or Local Importance, or working farmland, minimize impacts through cluster design or other open space preservation
techniques;
Where prime or significant farmland soils will not be preserved, explain why preservation was not possible within the site design, and indicate strategies for mitigating the impacts
of this loss of farmland.
If the development site is adjacent to working farmland, the site plan shall:
Provide a buffer of landscaping from the property line that abuts the adjacent farming operation;
Protect farmland from trespass and vandalism using, at minimum, (in addition to the screening requirements described above) a 4’ high fence.
Prevent stormwater runoff from impermeable surfaces from entering adjacent agricultural land.
1.64 Parking and Trip Reduction
The Planning Board shall review and evaluate whether the Site Development Plan meets the following standards to reduce parking and personal vehicle trips, and, to the extent feasible,
to support walking, cycling, and use of alternative transportation:
Parking:
The site design shall reserve some parking spaces for compact cars, low emission and fuel efficient vehicles, and/or carpools and vanpools.
The site design shall not exceed the maximum applicable parking requirements in Section __ of the Zoning Bylaw.
Trip Reduction:
Designate areas for carpool drop off and pick up, vanpool parking, ride boards, and shuttle services to mass transit.
Develop ride sharing measures.
Encourage use of mass transit.
Provide bicycle storage and changing rooms.
Reduce on-site driving through efficient design of roads and parking areas.
Community Connectivity
Encourage pedestrian and bicycle access to and travel within the site.
Design the development so that it reflects and connects to its immediate and larger context.
Provide a Site Circulation Map that shows vehicle, pedestrian and bicycle routes within the site.
1.65 Handling and Storage of Hazardous Materials
All hazardous materials shall be protected from exposure to stormwater. All outdoor storage facilities for fuel, hazardous materials or wastes, and potentially harmful raw materials
shall be located within an impervious, diked containment area adequate to hold the total volume of the liquid kept within the storage area.
Describe and locate all hazardous materials that will be stored on site.
Use “Best Management Practices” to handle and store hazardous materials so that infiltration systems, water bodies, and storm drains do not receive contaminated runoff.
Employ measures for spill prevention and response.
1.66 Heat Island Reduction
Applicants must demonstrate that the development will, to the extent feasible, reduce urban heat island effects.
Select paving materials, landscaping, and roofing materials that will reduce heat island effects. “Cool pavements” include reflective paving products or permeable pavements. “Cool
roofs” include cool-colored metal roofs and roof coatings.
Cover at least 50% of the site hardscape with shade or vegetation or reflective paving materials. In addition to vegetation, shade can be provided by architectural elements or covered
parking spaces with reflective roofing material.
Develop a green roof. See Incentivized Green Performance (Section 1.8).
1.67 Light Pollution Reduction
Applicants must demonstrate that the development will, to the extent feasible, minimize light pollution, including glare and light trespass, while maintaining safety, visibility and
security of individuals and property.
The Planning Board shall review and evaluate whether the Site Development Plan meets the following standards to reduce light pollution:
All outdoor lighting shall have full cutoff-type fixtures. Cutoffs shall shield bulbs from visibility and may consist of internal baffles or reflectors or external panels or other mechanisms.
General site lighting shall focus light downwards in order to prevent light from going upwards or reaching off-site areas. General site lighting shall not exceed 90 degrees, the horizontal
plane of bottom of lamp fixture. No uplighting is allowed: parking, security and aesthetic lighting must shine downward.
Spotlights used to illuminate buildings, signs or specific site features shall be targeted on such objects so as to prevent direct uplighting. Cutoffs shall limit lighting to a 45 degree
angle above the horizontal plane.
Upward search or spotlighting of the sky for entertainment or advertising purposes is prohibited.
Lighting shall be shielded to prevent direct glare and light trespass and shall be contained to the target area to the extent feasible.
Light trespass beyond the property line, and light above a 90 degree horizontal plane, is prohibited.
All nonessential lighting, including display, parking and sign lighting, shall be turned off after business hours, leaving only the lighting necessary for site security.
For each interior light, the design should prevent the maximum candela from exiting through windows. Alternatively, employ automatic controls to ensure that interior lights are shut
off after dark when there are no building occupants.
The Site Development Plan shall specify the lowest lighting power densities necessary to meet the minimum requirements of each lighting task, and shall meet the following site lighting
output standards by district:
Zoning District1
Maximum (footcandle)
Site Average2 (footcandle)
Footcandle at Property Line
RR, SR
0.8
NA
0
TR
3
1
0
VCI, VCII, VCIII, VCIV, GB, NB
5
2
0
HB
5
2.5
0
IA, IB
3
1
0
Notes:
1 Does not include overlay zoning districts
2 Standard for averaging as established by the Illuminating Engineering Society of North America.
Lighting directed on buildings and wall signs shall conform to these output standards for commercial uses. (Maximum footcandles shown for various surface coloring/texture). These standards
are in addition to those designated above and shall not result in lighting that exceeds those allowed on the site as described in (9) above.
Surface Types
Adjoining Residential Districts (footcandles)
Business Districts (footcandles)
Light (reflective) surfaces
5
15
Medium-light surfaces
10
20
Medium-dark surfaces
15
30
Dark (absorbing) surfaces
20
50
Pole heights shall be a maximum of 25 feet in parking lots for commercial and industrial uses within commercial and industrial parking lots and along streets. The maximum height in the
Central Business District, General Business, and Neighborhood Business Districts and in all residential districts shall be 16 feet. Greater pole heights may be allowed with site plan
approval from the Planning Board. Lamp wattage should be lower on poles that are lower heights.
Commercial streets average between 0.8 footcandles to one footcandle
Local and collector streets average 0.3 footcandles to 0.8 footcandles.
Signs should be illuminated from the top or internally illuminated. Internal illumination is allowed so long as it does not cause light to be directed upward or off the property boundaries
and conforms to other standards herein.
The town encourages the use of energy-efficient lamps for all outdoor applications. In order of preference, the following are recommended lamp types: Compact fluorescent white light
and low pressure sodium; metal halide and fluorescent; high-pressure sodium.
1.68 Collection and Storage of Recyclables
Applicants must demonstrate that the development will, to the extent feasible, facilitate reduction of waste by building occupants by providing an easily accessible area(s) that serves
the entire building(s) that is dedicated to collection and storage of paper, cardboard, glass, plastics and metals for recycling. Applicants should consider providing areas for collection
and recycling of other materials such as organic wastes.
1.69 Construction Waste Management and Topsoil Recovery
Applicants must demonstrate that the development will, to the extent feasible, minimize construction waste and loss of topsoil resulting from demolition, construction and land disturbance
activities.
To the greatest extent feasible, recycle or salvage at least 50% of non-hazardous construction and demolition debris.
Provide details on construction waste management and topsoil recovery, including identification of all materials that will be diverted from final disposal for reuse on site, charitable
donation, and recycling.
Salvage or recycle waste cardboard, metal, brick, acoustical tile, concrete, plastic, clean wood, glass, gypsum wall-board, carpet and insulation.
Preserve and re-apply at least 6” of the site’s topsoil and at least 12” of the site’s subsoil.
1.70 Pedestrian and Bicycle Access
Applicants must demonstrate that the development will, to the extent feasible, provide accessibility for pedestrians and bicycle use within the development and from the development to
adjacent properties.
Sidewalks are required in all residential subdivisions, and for all commercial, industrial and civic uses.
Bicycle racks and other bicycle amenities are encouraged in all developments.
Linkages to town-wide or regional bicycle/pedestrian pathways are encouraged in all developments.
Bicycle/pedestrian pathways are encouraged for improved internal circulation within large developments, and should be linked to adjacent properties or pathways wherever feasible.
1.8 Incentivized Green Performance Standards
An applicant may submit an application for a Special Permit to the Planning Board, which demonstrates that the development plan incorporates any of the green development practices listed
in 1.8(a) below, or other enhanced green development practices as approved by the Planning Board, in exchange for the incentives described in 1.8(b) below.
Eligible green development practices include:
Green roofs
Permeable pavement
Additional open space, farmland and habitat protection beyond applicable zoning requirements
The applicant may select the best incentive option(s) for their project:
Floor Area Ratio (FAR) bonus
Partial to full waiver of parking space requirements. To obtain this waiver, the applicant must demonstrate that sufficient parking will be available to the development (i.e. through
shared parking, use of on-street parking, reduced vehicle use, timing, etc.).
Reduction of stormwater detention requirements (green roofs only)
1.81 Special Permit Process for Green Performance Incentives
(1) The applicant proposing a green performance incentive exchange shall make application to the Planning Board for a Special Permit. The application shall clearly illustrate, on their
Site Development Plan, the proposed green development practice to be employed in the proposed project, and the proposed incentive selected in exchange for the green development practice.
(2) Prior to final approval of a Special Permit, the applicants proposed to protect additional open space shall tender to the Planning Board a valid instrument granting to the Town/City
a permanent Conservation Restriction or Agricultural Preservation Restriction for the proposed protected land.
(5) Upon advice of the Town/City Counsel that the Conservation Restriction or Agricultural Preservation Restriction document is valid and sufficient, there must be a vote by the Board
of Selectmen authorizing Conservation Commission acceptance of the Conservation Restriction or Agricultural Preservation Restriction. If the Special Permit application is valid and
sufficient, the Conservation Commission, acting on behalf of the Town/City, shall accept the Conservation Restriction or Agricultural Preservation Restriction, for approval by the appropriate
state agency, and for recording in the County Registry of Deeds.
1.82 Dimensional and Density Regulations
(1) Each Green Performance Standard is equivalent to one of the incentives shown in the Table of Exchange Standards for Green Performance Standards, found below in this section.
2) The maximum limits on density, lot coverage, and parking reductions permitted to be developed by Special Permit in the Receiving District shall be determined by reference to the Table
of Exchange Standards for Green Performance Standards found below in this section.
TABLE OF EXCHANGE STANDARDS FOR GREEN PERFORMANCE STANDARDS
Green Performance Standard
Incentive
Notes
1 acre of protected land, beyond applicable zoning requirements, equals
or
1 acre of permeable pavement
or
2000 s.f. of green roof
2000 s.f. of additional commercial or industrial floor area
or
Partial waiver of parking requirements
or
Reduction of stormwater detention requirements, as determined by Planning Board.
1) The Planning Board may allow an increase in lot coverage from the 30% maximum lot coverage required in Section ___ of the Zoning Bylaw, up to a maximum 70% lot coverage.
2) The Planning Board may reduce the minimum parking requirements in Section _____ of the Zoning Bylaw/ordinance for off-street parking area. The Planning Board may reduce this requirement
for off-street parking area to a minimum of 75% of the required parking.
1 acre of protected land, beyond applicable zoning requirements, equals
or
1 acre of permeable pavement
or
2000 s.f. of green roof
2000 s.f. of additional commercial or industrial floor area
or
Partial waiver of parking requirements
or
Reduction of stormwater detention requirements, as determined by Planning Board.
1) The Planning Board may allow an increase in lot coverage from the 30% maximum lot coverage required in Section ___ of the Zoning Bylaw, up to a maximum 70% lot coverage.
2) The Planning Board may reduce the minimum parking requirements in Section _____ of the Zoning Bylaw/ordinance for off-street parking area. The Planning Board may reduce this requirement
for off-street parking area to a minimum of 75% of the required parking.
1.73 Special Permit Criteria
(1) The Planning Board shall not grant any special permit for Green Performance Standards unless it finds the following criteria are met:
(a) The proposed use is in harmony with the purposes of this bylaw/ordinance.
(b) The proposed use meets all of the procedural, dimensional and density requirements of this bylaw/ordinance.
Optional Additions to this Model Bylaw
1.9 Stormwater Detention and Recharge
Applicants must demonstrate that the project will manage stormwater discharges and, to the extent feasible, maximize groundwater recharge.
Note: If a Stormwater Permit is obtained by an applicant pursuant to the Town of ______ Stormwater Bylaw, the stormwater detention and recharge requirements described herein are not
applicable.
Provide a Stormwater Management Plan with drawings, a narrative, and calculations demonstrating that:
No new stormwater conveyances (i.e. outfalls) will discharge untreated stormwater directly to or cause erosion in wetlands or water;
Post-development peak discharge rates will not exceed pre-development peak discharge rates;
80 percent of the average annual post-development load of total suspended solids (TSS) will be removed;
The annual recharge rate from the post-development site will equal the annual recharge rate from the pre-development sites; and;
At least 44 percent of TSS will be removed prior to discharge to an infiltration device using Best Management Practices (BMPs) for stormwater management described in the Massachusetts
Stormwater Handbook.
1.10 Erosion and Sedimentation Control
Applicants must demonstrate that the construction and development plans will, to the extent feasible, minimize impacts from erosion, sedimentation and dust.
Note: If a Stormwater Permit is obtained by an applicant pursuant to the Town of ______ Stormwater Bylaw, and if the applicant has submitted an Erosion and Sedimentation Control Plan
that conforms to the requirements of the National Pollutant Discharge Elimination System (NPDES), the erosion and sedimentation control requirements described herein are not applicable.
Provide an Erosion and Sedimentation Control Plan that:
Describes measures that will be taken to minimize impacts from erosion, sedimentation, and dust during construction and land disturbance activities;
Describes soil, construction, and waste materials to be stored on site, as well as the controls that will be sued to minimize exposure of the materials to stormwater.
Prevents the design release rate of any stormwater structure from increasing stream channel erosion downstream; and
Ensures that the banks of detention, retention, and infiltration basins are stabilized with vegetation, are sloped at a gentle grade not exceeding 4:1 to a depth of two feet (2’) below
the control elevation, and have sinuous rather than straight shorelines to maximize the vegetated area.
Additions to Definitions:
Total Suspended Solids (TSS): A water quality measurement, usually abbreviated TSS, that is listed as a conventional pollutant in the U.S. Clean Water Act. Suspended solids in water
reduce light penetration in the water column, can clog the gills of fish and invertebrates, and are often associated with toxic contaminants because organics and metals tend to bind
to particles.
Peak discharge: The maximum instantaneous rate of flow during a storm, usually in reference to a specific design storm event.
Post-development: The state of a site after development-related construction activities are completed.
Pre-development. The state of a site prior to development. The pre-development state shall be interpreted as the state of a site at the time of property purchase for the permitted development
project.