Parking requirements
A. Appointment of a Design Advisory Team (DAT).
(1) The Planning Board may, at its option, appoint a Design Advisory Team (DAT) to assist in the review of any project in the Village Zone that requires site plan review pursuant to
Article VII: Site Plan Approval. Members of the DAT shall include, as appropriate to the project, one or more architects, civil engineers, landscape architects/designers, design-related professionals, persons with training or experience in historic preservation, and property/business owners. At least one Planning Board member and the Planning Director shall serve on any Design Advisory Team.
(2) The DAT will provide advisory professional design review assistance to the Planning Board.
(3) The DAT may also submit a written report to the Planning Board. The DAT will be appointed at a regularly scheduled meeting where public notice has been provided.
(4) At the direction of the Planning Board, a project applicant may be required to meet with the DAT to discuss resolution of design concerns.
Preapplication meetings.
All applicants for projects within the Village Zone are required to contact the Planning Director to arrange a preapplication meeting to review the proposed project. The purpose of the preapplication meetings is to answer questions and concerns in order to streamline the review process for applicants and for the Town. The Planning Director will coordinate, as appropriate, additional preapplication meetings with the
Planning Board and/or other Town officials.
Concurrent review and granting of special permits.
At the proponent's option, all
special permits required for a project may be submitted and reviewed concurrently. The
Planning Board encourages concurrent review of all special permit applications.
Criteria for special permit approval.
In addition to the criteria for a
special permit decision in
§ 390-9.2: Criteria for special permit decision. of the Wrentham Zoning Bylaw, the
Planning Board shall also consider the following before issuing a special permit within the Village Zone:
A. Degree to which the proposed project complies with the goals of this bylaw, including the design standards and design guidelines, if adopted.
B. Adequacy of the site in terms of the size of the proposed use(s).
C. Suitability of the site for the proposed use(s).
D. Adequacy of the provision of open space, its accessibility to the general public, and/or its association with adjacent or proximate open space areas.
E. Adequacy of pedestrian access to buildings and between public spaces.
F. Impact on the visual character of the immediate area and surrounding neighborhood.
G. Preservation of existing historic assets.
Permitting process: Village B Subdistrict.
A. It is the Town's goal to develop Subdistrict B as a pedestrian-oriented extension of the historic Wrentham downtown. While the build-out may take many years, the Town desires a master plan approach achieved through submission and approval of the Village Zone Concept Plan for this Subdistrict. The purposes of the Concept Plan are to encourage redevelopment of the land in a manner compatible with the existing historic Town center; to provide for the highest and best use of this property; and to avoid fragmented, project-by-project reviews and development. The Village Zone permitting process will ensure that development in Subdistrict B meets the Town's development goals for this area.
B. The following process is required prior to applying for a
building permit in order to meet the purposes of this zoning bylaw:
Village Zone Concept Plan submission and approval.
After the preapplication meeting, the first step in the permitting process is submission and
Planning Board approval of a Village Zone Concept Plan (VZCP). The Concept Plan is intended to provide guidance for the applicant and the Town. The Concept Plan shows the contemplated full project buildout and the individual elements thereof. The Concept Plan also provides the foundation for all Village Zone
special permit applications. Approval of a Concept Plan ensures that subsequent development projects meet the purposes of this bylaw before detailed engineering, design and other associated costs are expended.
A. Concept Plan submission requirements:
(1) A statement describing the development project and details on how the project meets the purposes of the Wrentham Village Zone.
(2) A description of the anticipated build-out time schedule, indicating near-term, mid-term and long-term phasing of the project.
(3) A set of preliminary plans, including:
(a) Anticipated lot subdivisions, if any;
(b) A site development plan (signed by a registered professional) showing the approximate locations of the proposed street and sidewalk layout, including the block lengths;
(c) Location and proposed size ("footprint") of proposed buildings, including the anticipated uses for each structure;
(d) General site grading, with finish floor elevations;
(e) All proposed parking, including provision for on-street parking spaces;
(f) Landscaped areas, open space and wetlands and proposed buffers from existing adjacent uses;
(g) Information on snow storage and removal;
(h) Utilities plan, including provision for wastewater and stormwater treatment;
(i) Lighting plan, including information on light poles, bases and fixtures; and
(j) Description of general architectural design(s) proposed for the structures, and heights.
(4) The Planning Board may request additional materials, or may waive specific submittal material during its review of the Concept Plan.
B. Concept Plan approval process.
(1) The Planning Board shall review the submitted Village Zone Concept Plan at one or more public meetings, where public comment will be invited. The Planning Board shall have 65 days to determine if the Plan meets the provisions of this bylaw. Final approval of the Concept Plan shall be at a public hearing. A written communication from the Board will outline how the Plan is (or is not) in substantial conformity with the bylaw, or what modifications would be required for the Concept Plan to meet the provisions of this bylaw. The review time may be extended in writing, signed by all parties.
(2) Concept Plan approval is advisory and does not bind either the applicant or the Planning Board; however, it is the intention of the Town to expedite the permitting process and provide a degree of certainty and timeliness in project
approvals, given that an applicant seeks to meet the Town's vision and goals for the Village, as reflected in the Concept Plan.
Permitting process: Village B Subdistrict.
Any as-of-right proposed development in Village Subdistrict B of less than 5,000 total gross square feet that is sited on an existing public way or an approved and constructed layout of a private way shall be subject only to
site plan approval, Article VII, and community and environmental assessment, Article VIII, as applicable, prior to obtaining a
building permit. Any proposed development exceeding 5,000 square feet, or not located on such an existing public way or an approved and constructed layout of a private way, shall require a Village Zone
special permit (VZSP) prior to obtaining a building permit for a project in Village Subdistrict B. The VZSP shall govern all future development on the site(s) specified in the special permit application and associated plans; and the layouts and uses of all streets within the site(s) and all streets that provide access between the site(s) and any public way. All construction and associated improvements shall be in compliance with the approved Village Zone special permit and accompanying plans. The Village Zone special permit specifies the street and sidewalk layouts, site improvements, traffic improvements, public amenities, specific location of buildings, uses proposed in the buildings, and the architecture of structures. The special permit application may propose that the parcel(s) be developed in phases, but the submission shall show the full proposed buildout of the entire site. It is the
intention of the Town that the approved Concept Plan provide the foundation for the Village Zone special permit application. The Concept Plan and Village Zone special permit may be submitted concurrently for
Planning Board approval.
(1) All of the items noted under
§ 390-21.10: Village Zone Concept Plan submission and approval., Village Zone Concept Plan submission and approval, above shall be submitted, except they are not to be considered "preliminary" for filing the special permit application.
(2) Building elevations and perspective renderings shall also be submitted.
(3) The Planning Board may request additional plans and studies as part of the Village Zone special permit submission, including but not limited to a traffic impact analysis. The Planning Board may also waive specific submission requirements.
(4) Applicant shall reference any other special permit(s) being requested, or contemplated to be requested, in conjunction with the VZSP, as well as any exceptions from the Wrentham Subdivision Rules and Regulations, as applicable.
B. Village Zone special permit review. The Wrentham Planning Board will review all Village Zone special permit applications consistent with MGL c. 40A, § 9 and § 11, including the advertising for and holding of a public hearing. The Planning Board will
take final action on the Village Zone special permit within 90 days of receipt of the application, unless mutually extended in writing by all parties.
C. Site plan approval and community environmental assessment.
(1) Site plan approval, Article VII, and the community environmental assessment, Article VIII, shall be conducted concurrently with the Village Zone special permit review, and within the ninety-day special permit review period, unless mutually extended in writing by all parties. The Planning Board may agree to a phased
site plan approval process for development projects that are identified in the special permit application as proposed to be constructed at a later time.
(2) Specific submission requirements will be coordinated with the Planning Director and Planning Board for the special permit, site plan approval and community environmental assessment to eliminate duplicative and redundant submission requirements.
D. Village Zone special permit approval.
(1) The Planning Board as SPGA may grant a Village Zone special permit if it finds the following have all been met:
(2) The project shall also be consistent with any design guidelines approved by the Planning Board in conjunction with this bylaw. (See
§ 390-21.5A above.)
(3) The special permit may include approval of both a schematic development plan, including phasing, and the proposed mix of uses in the development. If the project proponent elects to utilize concurrent review of special permits (
§ 390-21.7: Concurrent review and granting of special permits. above), the findings must be met for each special permit requested.
(4) The decision of the Planning Board for Village Zone special permit application projects may be approval, approval with conditions, or denial of the requested special permit(s). The Village Zone special permit shall also specify phasing time lines, if applicable.
Permitting process: Village A Subdistrict.
Projects proposed in the Village A Subdistrict will be subject to
site plan approval, Article VII, and community and environmental assessment, Article VIII, as applicable, prior to obtaining a
building permit. Site plan approval will not be required for any as-of-right (allowed) project less than 5,000 square feet in the Village A Subdistrict. Site plan approval will be conducted concurrently with any
special permit applications, and for projects 5,000 square feet or larger.
Design standards.
The
Planning Board shall consider the following design standards in reviewing any Village Zone
special permit, other special permits in the Wrentham Village Zone, and in conducting
site plan approvals, consistent with Article VII. The design standards are intended to promote quality development emphasizing the Town's sense of history and desire for contextual, pedestrian-scaled projects. All applications made pursuant to this bylaw shall be subject to the following design standards:
A. Context. To ensure development that is in harmony with historic downtown, the design standards for the Route 1 District (§
390-19.7) for proportions, roof design, scale of structure, facades, etc. should be addressed.
B. Entrances.
(1) For visibility and accessibility, all primary commercial building entrances shall be visible from the right-of-way and the sidewalk, and shall have an entrance directly accessible from the sidewalk.
(2) Directional signage to the building entrance(s) shall be installed. All entrances are to have sufficient illumination at nighttime.
C. External materials and appearance.
(1) External building treatments shall relate to and be in harmony with surrounding structures.
(2) Ground-floor commercial building facades facing streets shall contain transparent windows encompassing a minimum of 35% of the facade surface.
D. Landscaping and sidewalk amenities. To the extent possible, projects shall provide pedestrian-friendly amenities, such as outdoor seating, patios, porches or courtyards. Window boxes are encouraged. Large windows that open up to provide the experience of "open air dining" are encouraged for restaurant uses. Site landscaping shall be maximized and, to the extent possible, native plant materials should be utilized.
E. Pedestrian connectivity.
(1) Pedestrian passages/sidewalks designed to connect developments within the former Crosby Valve/Tyco/FMC site and to the historic downtown are required to promote walkable neighborhoods. These connections may be utilized to decrease the amount of required parking up to 5% at the Planning Board's discretion as part of a special permit approval.
(2) Surface parking lots and parking structures shall provide pedestrian walkways and connections to the sidewalk system.
F. Vehicle and bicycle parking.
(1) Parking areas shall be located behind or beside buildings wherever possible. Onstreet parking is encouraged. Clear and attractive pedestrian access shall be provided between rear parking areas and building entries.
(2) Parking structures shall be designed to be compatible with adjacent buildings and architecture.
(3) Bicycle parking shall be provided for all new developments.
(4) Any property owner required to have bicycle parking may elect to establish a shared bicycle parking facility with any other property owner within the same block to meet these requirements.
G. Sustainable building design. It is desirable that new buildings incorporate green building techniques (such as those outlined by the U.S. Green Building Council) to the maximum extent feasible.
H. Environmentally friendly design/low-impact development (LID). It is desirable that site design incorporate low-impact development (LID) techniques to the maximum extent possible in order to achieve the following goals: maintain water balance on the site, reduce impervious cover, preserve natural areas, treat stormwater locally and integrate wastewater treatment into the site design.
I. Historic structures.
(1) Existing historic structures on the site shall be preserved and renovated for use as part of the development.
(2) Any alteration of or addition to an existing historic structure shall employ materials, colors and textures as well as massing, size, scale and architectural features that are compatible with the original structure. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize an historic property shall be preserved. Awnings and canopies shall be compatible with the architectural style of the building.
