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Green Development Performance Standards_Model_ 9_3_14 MODEL GREEN DEVELOPMENT PERFORMANCE STANDARDS Prepared by the Pioneer Valley Planning Commission Draft - Updated 9-4-14 GREEN DEVELOPMENT PERFORMANCE STANDARDS Purpose The purpose of these Green Development Performance Standards is to encourage high quality developments that preserve and enhance natural resources and the environment. The standards seek to: preserve or restore wildlife habitat, farmland and natural site features; encourage orientation of buildings to make use of solar energy and natural light; protect and recharge water resources, including water supply aquifers and reservoir watersheds; encourage reuse and recycling; promote use of alternative transportation, including walking, biking and mass transit; minimize energy consumption, reduce fossil fuel use, and promote use of clean energy sources; reduce greenhouse gas emissions, air pollution and urban heat island effects; encourage conservation of potable water; minimize light pollution; prevent degradation of natural and landscape features as part of the development process, and; implement the goals of the Master Plan. Applicability Site Plan Approval with Green Development Standards All commercial, industrial, multi-family residential, mixed use and civic projects or uses shall demonstrate compliance to the Planning Board with the Green Site Design Standards and the Green Development Performance Standards for Site Plan Approval herein, before a Building Permit may be issued. Applicants shall, to the maximum extent practicable, meet the standards for: Limits to Site Disturbance (see Section 10.861) Tree Preservation (see Section 10.862) Building Siting for Solar Access (see Section 10.863) Site and Context Assessment (see Section 10.871) Landscaping and Water Reduction (see Section 10.872) Farmland Protection (see Section 10.873) Parking and Trip Reduction (see Section 10.874) Pedestrian and Bicycle Access (see Section 10.875) Hazardous Materials (see Section 10.876) Light Pollution (see Section 10.877) Collection and Storage of Recyclables (see Section 10.878) Construction Waste Management and Topsoil Recovery (see Section 10.879) Heat Island Reduction (see Section 10.8795) Standards for Subdivisions All residential subdivisions shall, to the maximum extent practicable, comply with the Subdivision Regulations, and the applicable zoning regulations herein, which include: Limits to Site Disturbance (see Section 10.861) Tree Preservation (see Section 10.862) Solar Access (see Section 10.863) Site and Context Assessment (see Section 10.871) Landscaping and Water Reduction (see Section 10.872) Farmland Protection (see Section 10.873) Pedestrian and Bicycle Access (see Section 10.875) Construction Waste Management and Topsoil Recovery (see Section 10.879) Incentivized Standards for Density Bonuses In addition to applicable standards noted in Section 10.82 above, applicants seeking a density bonus under this bylaw shall apply for a Special Permit from the Planning Board, and demonstrate compliance with the Incentivized Green Development Standards in Section 10.88. Applicability to Uses Protected by M.G.L. c. 40A, Section 3 The application of performance standards set forth herein shall be applied subject to the limitations imposed by M.G.L. c. 40A, Section 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. Critical Root Zone (CRZ): The critical root zone (also known as essential root zone) is the portion of a tree’s root system that is the minimum necessary to maintain the stability and vitality of the tree. It can be calculated by using the following formula: tree trunk diameter at breast height X 2, then convert to feet. For example, for a tree with a trunk diameter of 10 inches, the critical root zone would have a diameter of 20 feet. Drip Line: The circle that could be drawn on the soil around a tree directly under the tips of its outermost branches. Rainwater tends to drip from the tree at this point. Floor Area Ratio: The ratio of the total floor area of buildings on a certain location to the size of the land of that location. 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. Land in Agricultural Use: Land used in producing or raising one or more of the following agricultural commodities for commercial purposes: 1) animals including but not limited to livestock, poultry and bees; 2) fruits, vegetables, berries, nuts, maple syrup and other foods for human consumption; 3) feed, seed, forage, tobacco, flowers, sod, nursery and greenhouse products, ornamental plants or shrubs. 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, green street and parking designs, 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. 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. Recharge: The process by which groundwater is replenished by precipitation through the percolation of runoff and surface water through the soil. Specimen Trees: Trees that are of large diameter in excess of 24 inches measured at a height of 4.5 feet, have historic significance or are part of an historic site, are designated as a champion tree by town, state or federal government, are a rare, threatened or endangered species, or have exceptional beauty in canopy or shape. Submission Requirements Submission Requirements for Site Plan Approval with Green Development Standards Applicants for all commercial, industrial, multi-family residential, mixed use and civic projects shall comply with all submission requirements in the Site Plan Approval section of the Zoning Bylaw, as well as the following additional requirements: Plans shall be prepared by, and contain the original seal of, a registered architect, landscape architect, or professional engineer unless this requirement is waived by the Planning Board because they deem this requirement unnecessary due to the simplicity of the project, and All site plans shall be at a scale of 1 inch equals 40 feet, with additional narrative as necessary. All plans shall be submitted on standard 24” x 36” sheets, as well as in digital (PDF) format. Plans shall include 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 are 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 replacement of 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. Plans shall include drainage calculations and subdrainage along with soil logs; Provide the location, dimensions, height, color, illumination and characteristics of existing and proposed signs; Include a table containing the following information: Maximum area of building to be used for sales offices, business, industrial or other uses; Maximum number of employees, where applicable; Maximum seating capacity, where applicable; Number of parking spaces existing or required for the intended uses. The plan shall describe estimated daily and peak-hour vehicle trips to be generated by the site and traffic flow patterns for vehicles and pedestrians showing adequate access to and from the site and adequate circulation within the site. A detailed Traffic Impact Statement is required in each case where a proposed new building, use or project will contain more than 10,000 square feet, or will include one of the following uses which generates high volumes of trips: automobile service station, fast-food or drive-in restaurant, convenience store, or bank. The Traffic Impact Statement shall contain: Traffic flow patterns at the site including entrances and egresses, loading and unloading areas, and curb cuts on site and within one hundred feet of the site; A detailed assessment of the traffic safety impacts of the proposed project or use on the carrying capacity of any adjacent highway or road, including the projected number of motor vehicle trips to enter or depart from the site estimated for daily hour and peak hour traffic levels, road capacities, and impacts on intersections; A plan 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; An interior traffic and pedestrian circulation plan designed to minimize conflicts with safety problems. The plan shall illustrate the location and contain a description of proposed open space or recreation areas. A plan for the control of erosion, dust and silt, both during and after construction, temporary and permanent erosion control, and protection of water bodies is required. The Planning Board may waive any information requirements it judges to be unnecessary to the review of a particular plan. Procedural Requirements The Planning Board shall be the Site Plan Approval Authority on applications for Site Plan Approval, and may adopt and revise reasonable regulations for the administration of this Section. Filing and Referral to Town Boards and Departments, Plan Review The applicant shall file five copies of the application for Site Plan Approval with the Planning Board. The Planning Board shall follow procedures in the Site Plan Approval section of the Zoning Bylaw for referral and review of a Site Plan Approval application, and for a public hearing on an application. Decision on Site Plan Approval The Planning Board shall review an application for Site Plan Approval for completeness, and then make a determination as to whether the application is in compliance with the standards in this bylaw. The Planning Board shall make decision on applications for Site Plan Approval within 90 days following the public hearing. Failure to take final action upon an application within these time limits shall be deemed to be a grant of the permit applied for. The approval authority shall not approve an application for Site Plan Approval, unless they find the Site Development Plan maximizes consistency with the Green Site Design Standards and Green Development Standards which are applicable to the project. Before approval of a Site Plan, the approval authority may request that the applicant make modifications in the proposed design of the project or provide additional information to ensure that the above criteria are met. Final action on applications for Site Plan Approval shall consist of either: A determination that the proposed project will constitute a suitable development and is in compliance with the criteria and standards set forth in this bylaw; or, Approval subject to any conditions, modifications and restrictions, which will ensure that the project meets the standards and criteria in this bylaw. Green Site Design Standards For all multi-family residential, commercial, industrial and civic projects, the Planning Board shall review and evaluate whether the Site Development Plan maximizes consistency with the following Green Site Design Standards. The Planning Board shall have the discretion to waive standards that it deems not applicable to a given project. Limits to Site Disturbance No clearing or site disturbance may occur on a parcel before a Building Permit is issued, except for normal agricultural activities and commercial logging in accordance with a state Forest Cutting Practices Act permit. Applicants shall demonstrate that they will, to the extent feasible, minimize land clearing, alteration of natural topography and features, destruction of vegetation, soil compaction, destruction of wildlife habitat, prevent pollution of water resources, 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 to avoid impacts to rare and endangered species and wildlife habitat on a site, including Biomap Core Habitat and Priority Habitat areas, and to maintain contiguous forested areas. Sites shall be designed to prevent impacts to aquifer recharge areas and water supply reservoir watershed areas for public drinking water supplies; Limit-of-work controls (also known 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. Timely re-vegetation of disturbed areas shall occur immediately after grading is complete. In no case shall land be left unstabilized over the winter season. Except on urban and infill sites where higher density development has been determined to be desirable, 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. 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 located in areas also including: Wetlands, waterbodies and their buffers Critical wildlife habitat areas Slopes over 25 percent Trees with a circumference of 60 inches at breast height (4.5 feet above ground), or a diameter of 19 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, the site is cleaned up, and final approval is given by the Building Inspector. Orientation of Buildings for Solar Access The Planning Board shall review and evaluate whether the Site Development Plan is compatible with the following design guidelines, to the extent feasible based on lot configuration and size: Building orientation takes advantage of passive solar heat gain in the winter by orienting buildings with the longest axis running east-west. The long axis of a building should face within 10 degrees of due south if possible, and not more than 30 degrees off of due south. Building orientation accommodates future solar electric installations on the development project or on neighboring buildings by preserving solar access to south facing roofs of existing neighboring structures. Trees, objects, or structures shall not be sited in locations that shade (or will shade) neighboring south facing roofs. Green Development Standards For all commercial, industrial and civic projects, the Planning Board shall review and evaluate whether the Site Development Plan maximizes consistency with the following Green Development Standards,. The Planning Board shall have the discretion to waive standards that it deems not applicable to a given project. Site & Context Assessment The Planning Board shall review and evaluate whether the Site Development Plan thoroughly considers the site’s context and interrelationships with 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, and 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. Landscaping and Water Reduction The Planning Board shall review and evaluate whether the Site Development Plan has environmentally sensitive landscaping features, including: Maximum use of plants and landscaping in a natural state with low maintenance requirements, and that require little or no irrigation. Minimized use of potable water for landscape irrigation, including installing high-efficiency irrigation systems, using mulch to prevent water evaporation, irrigating with captured rainwater, and reusing building grey water, where feasible. Incorporation of Low Impact Development practices for stormwater management, including use of rain barrels and rain gardens. Protection and Buffering of Land in Agricultural Use Applicants shall, to the extent feasible, avoid development of land in agricultural use. To prevent destruction of land in agricultural use, applicants shall either: To the extent feasible, select development sites to reduce impacts to land in active agricultural use; or If the development will take place on land in agricultural use, minimize impacts through cluster design or other open space preservation techniques. . If the development site is adjacent to land in agricultural use, the site plan shall: Provide screening by installing landscaped buffers at property lines that abut land in agricultural use; Prevent stormwater runoff from impermeable surfaces from entering adjacent land in agricultural use. 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 support walking, cycling, and use of alternative transportation: Parking: The site design shall reserve some parking spaces for compact cars, low emission vehicles, and/or carpools and vanpools. To the extent feasible, set aside 10% of all parking spaces for carpools and fuel efficient vehicles (with a combined city and highway efficiency of 29 miles per gallon). Locate these spaces in preferred locations nearest to site buildings. The site design shall not exceed the maximum applicable parking requirements in Section 10.1 of the Zoning Bylaw. Through the Site Plan Approval process, the Planning Board may reduce parking requirements, based on information that demonstrates the proposed use will have reduced parking demand. Applicants may estimate parking demand based on the type of use involved, its location, and other relevant considerations. Trip Reduction: Designate and clearly mark areas for carpool and vanpool drop off/pick up and parking. Include ride boards where building users can post notices offering rides or to make carpooling arrangements, and/or develop other ride sharing measures. Encourage use of mass transit, where available, by designating areas for shuttle services to mass transit, and/or through other measures (see Community Connectivity below). Reduce on-site driving through efficient design of roads and parking areas. Pedestrian and Bicycle Access Applicants shall 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 and pedestrian pathways are encouraged for improved internal circulation within large developments, and should be linked to adjacent properties, pathways, sidewalks and transit stops wherever feasible. Within commercial, civic and office developments larger than 50,000 square feet, provide secure bicycle racks or other bicycle storage, shower and changing rooms. For multifamily residential buildings, provide covered bicycle storage facilities for 15% or more of all building occupants. When developing new roads, provide safe and convenient routes for bicyclists, pedestrians and vehicles. Refer to “complete streets” principles when designing new roads. Provide a Site Circulation Map that shows vehicle, pedestrian and bicycle routes within the site. 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. Applicants shall describe and locate all hazardous materials that will be stored on site. Use “Best Management Practices” for spill prevention and response, and for handling and storing hazardous materials so that infiltration systems, water bodies, and storm drains do not receive contaminated runoff. Light Pollution Reduction Applicants shall 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 fixtures. Cutoffs shall shield bulbs from visibility. General site lighting shall focus light downwards in order to prevent light from going upwards or reaching off-site areas. The horizontal plane of the bottom of lamp fixtures shall not exceed 90 degrees. No up lighting is allowed: parking, security and aesthetic lighting shall shine downward. Spotlights used to illuminate buildings, signs or specific site features shall be targeted on such objects so as to prevent direct up lighting. 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 above a 90 degree horizontal plane is prohibited. All nonessential lighting, including display, parking and sign lighting, shall be automatically turned off after business hours, leaving only the lighting necessary for site security. For each interior light, the design should prevent strong intensity light 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. No light standard shall be taller than fourteen (14) feet in height. Signs should be illuminated from the top. Internal illumination is not permitted. The use of energy-efficient lamps is encouraged 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. Collection and Storage of Recyclables Applicants shall 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, metals and organics for recycling. For commercial and office buildings, to calculate the storage area needed for recycling facilities, use the guidelines below: Required Storage Area for Recyclable Materials – Commercial Uses Building Size Minimum Storage Space Required Type of Container  0 - 5,000 sq. ft. 82 sq. ft. Rear loading  5,001 - 15,000 sq. ft. 125 sq. ft. Rear loading  15,001 - 50,000 sq. ft. 175 sq. ft. Front loading  50,001 - 100,000 sq. ft. 225 sq. ft. Front loading  100,001 - 200,000 sq. ft. 275 sq. ft. Front loading  200,001 plus sq. ft. 500 sq. ft. Front loading  For residential developments, include a refuse and recycling room, or an outdoor enclosure. Outdoor enclosures should be screened from public view. The minimum recycling storage area guidelines for residential uses are listed below: Required Storage Area for Recyclable Materials – Multi-family Residential Uses Number of Residential Units Minimum Storage Space  2-4 units 4 ft. wide x 6 ft. long x 6 ft. high  5-10 units 5 ft. wide x 9 ft. long x 8 ft. high; 6 ft. high if outdoors  11-20 units 129 sq. ft. with 8 ft. high walls or 6 ft. high if outdoors  20+ units sq. ft. per unit   Construction Waste Management and Topsoil Recovery Applicants shall 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, including waste cardboard, metal, brick, acoustical tile, concrete, plastic, clean wood, glass, gypsum wall-board, carpet and insulation. 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. Preserve and re-apply at least 6” of the site’s topsoil and at least 12” of the site’s subsoil. Heat Island Reduction Applicants shall demonstrate that the development will, to the extent feasible, reduce urban heat island effects (heat pollution). Select light colored pavements and reflective roofing materials. “Cool pavements” include reflective, and light-colored paving products. “Cool roofs” include light-colored metal roofs and roof coatings. Cover at least 50% of the site hardscape with shade and/or ”cool” paving materials that have a Solar Reflectance Index (SRI) of at least 29 (see table below for SRI of standard paving materials). In addition to vegetation, shade can be provided by architectural elements (i.e. awnings) or covered parking spaces with reflective roofing material. Develop a green roof. See Incentivized Green Performance Standards (Section 1.8). Typical Solar Reflectance Index (SRI) for Paving Materials Type of Paving Material Solar Reflectance Index (SRI)  Typical New Gray Concrete* 35  Typical New White Concrete 86  New Asphalt 0  *Reflectance of surfaces can be maintained with cleaning. However, light colored surfaces will become less reflective as they weather (i.e. typical weathered gray concrete has an SRI number of 19). Incentivized Green Performance Standards An applicant may submit an application for a Special Permit to the Planning Board, demonstrating that the development plan incorporates any of the green development practices listed in 10.88(a) below, or other enhanced green development practices as approved by the Planning Board, in exchange for the incentives described in 10.88(b) below. Eligible green development practices include: Installation of a green roof; Installation of permeable pavement in parking areas or driveways; Permanent protection of additional open space, farmland and wildlife habitat area beyond applicable minimum zoning requirements; Restoration and permanent protection of previously destroyed or disturbed wildlife habitat; Creation public park and/or community garden space on lands which are permanently dedicated to the town; The applicant may select the best incentive option(s) for their project: Additional lot coverage or Floor Area; Partial waiver of parking space requirements. Increase in building height limits. Reduction in frontage requirements. Dimensional and Density Regulations 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. 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  One acre of protected land, beyond applicable zoning requirements; or One acre of permeable pavement; or 2000 s.f. of installed green roof; or One acre restored and protected wildlife habitat area; Or One acre of public park and/or community garden space on lands which are permanently dedicated to the town equals: 2000 s.f. of additional floor area; or reduction of 20 parking spaces; or an increase of 5 feet in building height; or a reduction of 20 feet in frontage requirements subject to the following (see notes): 1) The Planning Board may allow an increase in lot coverage from the 30% maximum lot coverage required in Table 6-2 of the Zoning Bylaw, up to a maximum 70% lot coverage. 2) The Planning Board may reduce the minimum parking requirements in Section 10.1 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. To obtain this waiver, the applicant shall 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.). 3) The maximum increase in building height shall be ten feet. 4) The maximum reduction in frontage requirements shall be 40 feet.   Special Permit Process for Green Performance Incentives 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 the Site Development Plan, the proposed green development practice to be employed in the proposed project, and shall describe the proposed incentive requested in exchange for the green development practice. Prior to final approval of a Special Permit, applicants proposing 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. Upon advice of the Town/City Counsel that the Conservation Restriction or Agricultural Preservation Restriction document is valid and sufficient, there shall 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. Special Permit Criteria The Planning Board shall not grant any special permit for Green Performance Incentives unless it finds the following criteria are met: The proposed use is in harmony with the purposes of this bylaw/ordinance. The proposed use meets all of the procedural, dimensional and density requirements of this bylaw/ordinance.