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Russel Site Plan Review

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Russel Site Plan Review

  1. 1. Site Plan Review Wayne Feiden, FAICP Fall, 2012 For WayneCitizen Planner Training Collaborative the Feiden, FAICP for Citizen Planner Training Collaborative
  2. 2. State Authority for Site Plan Review Site Plan Review Zoning Act: MGL c. 40A, §9 Home Rule Amendment: Article 97, MA Constitution Approved by Courts (zoning act is silent) Still need authority in local zoning Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  3. 3. Site Plan (vs Special Permit) • “Regulation of use, rather than its prohibition” • Shape a project and create best design – layout, appearance, safety and environmental • E.g., parking, traffic, drainage, circulation, roadway construction, signage, utilities, screening, lighting, pedestrian and bicycle accommodation • Almost never to deny a project Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  4. 4. Site Plan Review Boards • • • • • • Planning Board (usually most experienced) Board of Selectmen/City Council (rare) Zoning Board of Appeals (rare) Building Inspector (older models) Planning staff (technical issues, newer models) Hybrid Board (e.g., Cape Cod) Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  5. 5. Local Thresholds for Site Plan • When other permits needed – E.g., Special Permit or Variance • Use other permits NOT needed (by-right use) – E.g., building, parking lot, traffic thresholds – Conditions before building permit can issue – Cannot be used to deny the use Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  6. 6. Site Plan Review Board 1. Reject site plan: fails to furnish information required by zoning 2. Impose reasonable conditions: even at the expense of the applicant, but not as indirect denial 3. Reject site plans ALMOST NEVER: “proper in form, {site plan} may be so intrusive on the needs of the public in one regulated aspect or another that rejection by the board would be tenable.” Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  7. 7. Minimum Procedural Safeguards Provide applicant 1. 2. 3. 4. 5. Opportunity for hearing, EVEN if not required Opportunity to be heard and present evidence Reasonable notice of time and place of hearing Access to all facts on which the board may rely Access to record of proceedings and evidence Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  8. 8. Key Aspects of Site Plan • • • • • • • • Pedestrian and vehicular access and circulation Parking and loading Landscaping, screening and buffers Lighting Signage Stormwater management Water and wastewater systems Architectural style and scale Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  9. 9. Conditions may include: • • • • • • • • • • • • • Connections to Dumpster screening sidewalks Construction mitigation • Sidewalk extensions Limitations on signage • Bicycle racks Limits on vehicles • Bicycle separation Noise limits • Hours of operation Maintenance guarantees • Police details during Landscaping heavy traffic periods Parking spaces Dust control Sewer connection Financial performance guarantee HoursWayne Feiden, FAICP for Citizen Planner Training Collaborative of operation
  10. 10. Vote • Majority vote of those present, unless specified otherwise in local zoning • If proceedings are continued to various sessions, upon municipal acceptance of M.G.L. c 39, s23D, a member may miss one session and still vote if that member certifies in writing that he/she has reviewed all evidence from the missed session. Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  11. 11. Time Lines and Grandfathering • No court decisions yet • Be specific in zoning – Allow for mutually agreed upon extensions • Typically follow special permit time line • Freeze provision of M.G.L. c40A, §6 probably to not apply to site plan approval Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  12. 12. Appeal of Site Plan Decisions • Where connected to Special Permit or Variance appeal connected to that permit • Where connected to building permit, appealable connected to that permit • Where local zoning provides detail as to proper procedure Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  13. 13. Illegal Condition #2
  14. 14. Reading a Site Plan: Using a Scale • Standard 3-sided Engineering Scale • Two scales per side 10 1 inch=10 feet 20 1 inch=20 feet 30 1 inch=30 feet 40 1 inch=40 feet 50 1 inch=50 feet 60 1 inch=60 feet • Anything else as a multiple of above 40 multiplied by 2= 80 1 inch= 80 feet 10 multiplied by 10=100 1 inch=100 feet 20 multiplied by 10=200 1 inch=200 feet Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  15. 15. Using A Scale Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  16. 16. Symbols are NOT universal: ASK if not clear Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  17. 17. • • • • • • Plan Sheets Locus plan: the project in context Index plan: the entire project Plan view: straight down Profile view: cut-away view (e.g. underground) Cross section: perpendicular to a run Details: details on specific aspects Title Block Legend Locus Map Abutters North Arrow Scale Certification of Designer (PE, PLS) Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  18. 18. Details Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  19. 19. Plan View↑ Profile View↓ Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  20. 20. Final Project
  21. 21. Beaver Brook cluster site plan
  22. 22. Beaver Brook cluster site plan
  23. 23. Entrance details: Beaver Brook
  24. 24. Visual Assessment
  25. 25. Gateway Business Center, Leominster Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  26. 26. Surrounding Land Uses Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  27. 27. Surrounding Land Uses Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  28. 28. Surrounding Land Uses Wayne Feiden, FAICP for Citizen Planner Training Collaborative
  29. 29. Building Plan Wayne Feiden, FAICP for Citizen Planner Training Collaborative

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