The question has been asked: “It would be helpful to have an official
definition, including all the regulatory conditions that can be deployed in
said review.”
Without editorializing, here are the Site Plan Review Standards:
17.4 Site Plan Approval Standards and Criteria. The Planning Board shall
approve a site plan in the form submitted or with such reasonable conditions
relating to the standards and criteria described in this section as the
Planning Board may impose, unless it finds that
(a) the application for site plan approval is incomplete, (b) the imposition of
reasonable conditions will not ensure that the project will conform to the
standards and criteria described in this section, (c) the project does not
comply with the requirements of the Zoning By-law. The standards and criteria
are as follows: (a) Preservation of Landscape, The landscape shall be preserved
in its natural state insofar as practicable by minimizing any grade changes and
vegetation and soil removal.
(b) Relation of Buildings to Environment. Proposed development shall relate
harmoniously to the terrain and to the use, scale, and proportions of existing
and proposed buildings in the vicinity and shall provide a solar and wind
orientation which encourages energy conservation.
(c) Building Design and Landscaping. Proposed development shall be in harmony
with the prevailing character and scale of the buildings in the neighborhood
and the Town through the use of appropriate scale, massing, building materials,
screening, lighting and other architectural techniques. Variation in detail,
form and siting shall be used to provide visual interest and avoid monotony.
Proposed buildings shall relate harmoniously to one another and the surrounding
neighborhoods.
(d) Open Space, All open space shall be so designed as to add to the visual
amenities of the neighborhood by maximizing its visibility for persons passing
the site or overlooking it from nearby properties. (e) Circulation. Entrances,
ramps, walkways, drives and parking, the location and number of access points,
the public street (especially in relation to existing traffic controls and mass
transit facilities), width of interior drives and access points, general
interior circulation, pedestrian and vehicular traffic, access to community
facilities, and arrangement of parking areas shall be safe and convenient and,
insofar as practicable, not detract from the use and enjoyment of proposed and
adjacent buildings and structures, and do not materially reduce the level of
service on any public ways. The development should, where applicable, serve to
enhance the Town system of public facilities and services such as conservation
areas, recreation facilities, footpaths or bicycle paths, streets,
transportation systems or utility systems.
(f) Surface Water Drainage. The development shall incorporate measures that are
adequate to prevent pollution of surface water or groundwater, to minimize
erosion and sedimentation, and to prevent changes in groundwater levels,
increased rates of run-off and potential for flooding. Drainage shall be
designed so that the rate of run-off shall not be increased in amount or
velocity, and groundwater recharge is maximized. Proper site surface drainage
should not adversely affect neighboring properties or the public storm drainage
system. Storm water shall be removed from all roofs, canopies and paved areas,
and carried away in an underground drainage system. Surface water in all
impervious surfaces shall be collected at intervals and disposed of so that it
will not adversely affect the flow of vehicular or pedestrian traffic, and will
not create puddles in the paved areas.
(g) Water and Waste Disposal. The development shall be served with adequate
water supply and waste disposal systems. For structures to be served by on-site
waste disposal systems, the applicant shall submit a system design prepared by
a registered engineer and containing all information necessary for the Board of
Health to approve the on-site waste disposal system.
(h) Utility Service. To the extent feasible, electric, telephone, cable TV and
other such lines and equipment shall be underground. The proposed method of
solid waste disposal from all buildings shall be indicated. Building structures
and adjacent grounds shall permit easy access and operation by fire, police and
other emergency personnel and equipment.
(i) Signs. The size, location, design, color, texture, lighting and materials
of all signs shall not detract from the use and enjoyment of proposed buildings
and structures and the surrounding neighborhood.
(j) Special Features. Exposed storage areas, exposed machinery installations,
service areas, truck loading areas, utility buildings and structures and
similar accessory areas and structures shall be subject to such setbacks,
screen plantings or other screening methods as shall be feasible to prevent
their being incongruous with the existing or contemplated environment and the
surrounding neighborhood.
(k) Screening. Screening consisting of a solid fence, wall or evergreen
planting, in all cases not less than six (6) feet in height or as specified by
the Planning Board, shall be provided, erected and maintained wherever feasible
to shield the business and light industrial uses of land from any adjoining
residential property.
(l) Consistency with the By-law. The Planning Board may in any particular case
where it determines such action to be consistent with the purpose and intent of
the Zoning By-law and otherwise in the public interest, waive strict compliance
with its Rules and Regulations and with the requirements contained in this
section.
Editorial: If you can’t understand, or disapprove of, these standards and
criteria, you shouldn’t have voted for them. They were passed by Town Meeting.
Any voter can propose changes, again for approval at Town Meeting, employing
the usual methods. But this is what the Town Elders brought to Town Meeting and
it passed.
The entirety of Site Plan regulation may be found at
https://www.lincolntown.org/DocumentCenter/View/72768/Zoning-Bylaw-FINAL-2022-UPDATED?bidId=
See Section 17. SITE PLANS.
I am not your lawyer, and don’t wish to receive phone calls asking me to
explain site plan review.
If, as examples, you own a radio or TV station, cell phone company, wireless
internet service provider, etc., and want to erect an antenna, that’s a
different story. We can talk.
Fred Hopengarten, Esq.
<mailto:[email protected]> [email protected]
Six Willarch Road
<http://www.antennazoning.com/> www.antennazoning.com
Lincoln, MA 01773 781.259.0088
Cover Art 9780240811123_AntennaZoning
From: Lincoln [mailto:[email protected]] On Behalf Of Sara Mattes
Sent: Monday, October 16, 2023 1:09 PM
To: Linda McMillan
Cc: David Onigman; Lincoln Talk
Subject: Re: [LincolnTalk] HCA & Codman Road
A lot of references have been made to “ site review.”
It would be helpful to have an official definition, including all the
regulatory conditions that can be deployed in said review.
What enforceable controls does it offer?
Something straightforward- bullet points, eg. would be helpful.
Sent from my iPhone
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