Littleton City Zoning Code
ARTICLE XXV
Littleton Village Overlay District West-Beaver Brook Area
§ 173-168 Purpose and intent.
A.
The Littleton Village Overlay District West. Beaver Brook Area zoning bylaw is hereby established to promote:
• | A variety and balance of commercial uses and retail uses, coordinated through a master plan process |
• | Economic development while remaining sensitive to environmental and surrounding residential area impacts |
• | Building reuse and appropriate infill development |
• | Innovative and sustainable building and site design |
• | Integrated physical design and synergies between activities |
• | Existing industrial uses, as well as site redevelopment to allow for updated types of industrial uses |
• | Preservation and re-use of historic resources |
• | A pedestrian-friendly environment |
B.
The Littleton Village Overlay District West. Beaver Brook Area includes the area shown on the map entitled "Littleton Village Overlay District West-Beaver Brook Area Zoning Map," dated March 19, 2010, as amended, on file with the Town Clerk and hereby made a part of this chapter. The benefits and obligations of the zoning bylaw shall accrue only to proposals for development on those parcels located entirely within the boundary of the Littleton Village Overlay District West-Beaver Brook Area, as shown on said map.
§ 173-169 Zoning regulations in effect; conflict provisions.
A.
The Littleton Village Overlay District West. Beaver Brook Area bylaw shall not restrict, except as cited below, the rights of any owner who elects to utilize the existing underlying zoning district regulations to develop or redevelop land. If an owner elects to utilize the Littleton Village Overlay District — Beaver Brook Area bylaw to develop or redevelop land, the project shall conform to all applicable requirements of this bylaw, including any regulations or guidelines that may be adopted to support this bylaw.
B.
In the event that an owner elects to utilize this bylaw to develop or redevelop land, then the underlying zoning in the Littleton zoning bylaw and the Littleton Village Overlay District West Beaver Brook Area bylaw shall together constitute the zoning regulations for this Area. All requirements of the underlying zoning districts, such as but not limited to, lot size, frontage, density, setbacks, height, parking and loading, stormwater control and treatment, and signage, shall govern, unless specifically modified by the Littleton Village Overlay District West - Beaver Brook Area bylaw.
C.
If the provisions of this bylaw are in conflict with any other section of the Littleton zoning bylaw, the regulations of the Littleton Village Overlay District West — Beaver Brook Area shall govern.
D.
For all purposes of this bylaw, the Planning Board is designated as the Special Permit Granting Authority (SPGA). All Special Permit applications made pursuant to this bylaw shall conform to the requirements of this bylaw and Section 173-7 of the Littleton zoning bylaw.
E.
The Planning Board may adopt regulations for the implementation of this bylaw, including, but not limited to design guidelines that support the Littleton Village Overlay District West - Beaver Brook Area design standards.
§ 173-170 Master planned developments.
Pursuant to Section 173-89. To further the purposes of the Littleton Village Overlay District West-Beaver Brook Area, projects involving less than 25 acres, but more than three acres, may be approved by Master Planned Development special permit under Section 173-89 of the Littleton zoning bylaw. Such projects shall be subject to the additional requirements of this bylaw, and all other provisions of Section 173-89.
This type of special permit shall be known as the Master Planned Overlay Development Special Permit.
§ 173-171 Uses allowed as part of a master planned development.
Projects submitted as a Master Planned Development pursuant to this bylaw may include uses that are allowed by right in either the Industrial A or Industrial B zoning districts, and/or uses that may be authorized under Special Permit (as provided in Section 173-7) in either the Industrial A or Industrial B zoning districts. In addition, the following uses may be authorized by Master Planned Overlay Development Special Permit:
Assembly Uses | |
|---|---|
Arena | Library |
Art gallery | Motion picture theater |
Bowling alley | Museum |
Brewery, winery with restaurant | Pool/Billiard parlor |
Church | Restaurant |
Community hall | Skating rink |
Dance hall (not including food or drink consumption) | Swimming pool |
Exhibition hall | Symphony/concert hall |
Gymnasium (No spectator seating) | TV/radio station admitting an audience |
Indoor swimming pool (No spectator seating) | Tennis court |
Indoor tennis court (No spectator seating) | Theater |
Lecture hall | Waiting areas in transportation terminal |
Business Uses | |
|---|---|
Animal hospital, kennel, pound | Electronic data processing |
Bank | Post office |
Civic administration | Print Shop |
Clinic — outpatient | Professional services (architect, attorney, dentist, physician, engineer, etc.) |
Educational occupancies above the 12th grade | Telephone exchange |
Mercantile Uses | |
|---|---|
Department store | Retail store |
Drug store | Sales room |
Market | |
Residential Uses | |
|---|---|
Extended stay hotel, hotel | Assisted Living Facility |
Accessory Uses | |
|---|---|
Amusement arcade | Laundry |
Banquet hall | Tavern/bar |
Barber/beauty shop | |
§ 173-172 Use exceptions.
A.
Variances for uses, per Section 173-6B.(2) of the Littleton zoning bylaw shall not be permitted in any project submitted as a Master Planned Development.
B.
The following uses, granted by Special Permit in the underlying Industrial Zones, shall not be allowed in any project submitted as a Master Planned Development: Adult Use Establishments and Mobile Homes. Motor Vehicle Service Stations and Vehicular Retail Sales shall not be allowed by Special Permit as part of a Master Planned Development pursuant to this bylaw.
[Amended 11-4-2013 STM, Art.10]
§ 173-173 Concurrent review and granting of special permits.
At the proponent's option, applications for Special Permits for the Aquifer and Water Resource Districts (Section 173-61 thru 64) and Major Commercial or Industrial Use (Section 173-86 thru 88) if needed may be submitted and reviewed concurrently as part of the Master Planned Overlay Development approval process. Any additional Special Permits deemed to be required may also be submitted as part of the Master Planned Development approval process. If the Special Permit applications are not filed for concurrent review, they shall be filed once the Master Planned Development approval has been granted. The Planning Board encourages concurrent review of special permit applications.
§ 173-174 Concept plan approval.
Pursuant to Section 173-87, Town Meeting approval is required for retail use equal to or more than 60,000 square feet gross floor area as part of a Major Commercial or Industrial Use.
§ 173-175 Master planned development approval.
The Planning Board as SPGA may grant a Master Planned Overlay Development Special Permit if it finds the criteria for approval, as outlined in Sections 173-175- thru 173-179 (below), Sections 173-89, and 173-7C, and, if applicable, in Sections 173-62 and 173-88B have been met. 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 (Section 173-172 above), the findings required pursuant to the applicable Sections of the Littleton zoning bylaw must be met.
The decision of the Planning Board for Master Planned Development projects may be approval, approval with conditions, or denial of the requested Special Permit(s).
§ 173-176 General performance standards and criteria.
The Planning Board shall consider the following general criteria before issuing a Special Permit for development within the Littleton Village Overlay District West - Beaver Brook Area:
A.
Adequacy of the site in terms of the size of the proposed use(s).
B.
Suitability of the site for the proposed uses(s).
C.
Adequacy of the provision of open space, its accessibility to the general public, and/or its association with adjacent or proximate open space areas.
D.
Impact on traffic and pedestrian flow and safety and access for emergency vehicles.
E.
Adequacy of pedestrian access to buildings and between public spaces.
F.
Impact on the visual character of the Littleton Village Overlay District West - Beaver Brook Area and surrounding neighborhood.
G.
Adequacy of utilities, including sewage disposal, water supply and storm water drainage.
H.
Potential impacts on the Town's aquifer.
I.
Degree to which the proposed project complies with the goals of the latest Littleton Master Plan and the provisions of this section.
§ 173-177 Design standards.
In addition to the General Performance Standards and Criteria, the Planning Board shall consider the following Design Standards in reviewing any Master Planned Development application. The design standards are intended to promote quality development emphasizing the Town's sense of history as a farming community and desire for contextual, pedestrian-scaled projects. To provide additional guidance, the Planning Board may promulgate more detailed Design Guidelines. All applications made pursuant to this bylaw shall be subject to the following Design Standards.
Building Scale and Massing
The size and detailing of buildings shall be pedestrian oriented and shall reflect community preference for moderate-scale structures that do not resemble "big box shopping centers". Building design shall incorporate features to add visual interest while reducing appearance of bulk or mass. Such features include varied facades, rooflines, roof heights, materials, and architectural details. The Planning Board may, as part of a Master Planned Overlay Development Special Permit approval, authorize an exception to the height limit upon a finding that the additional height is integral to the use and/or specific design of the structure(s).
Buildings shall relate to the pedestrian scale by:
Including appropriate architectural details to add visual interest along the ground floor of all facades that face streets, squares, pedestrian pathways, parking lots, or other significant pedestrian spaces.
Articulating the base, middle, and top of the facade separated by cornices, string cornices, step-backs or other articulating features.
Continuous lengths of flat, blank walls adjacent to streets, pedestrian pathways, or open spaces or visible from adjacent residential areas are to be minimized.
Entrances
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.
Doors shall not extend beyond the exterior facade into pedestrian pathways. Where parking is located to the rear of a building, entrances to the building are to be visible and accessible from the parking lot. All entrances are to have sufficient illumination at night time.
External Materials and Appearance
External building treatments shall relate to and be in harmony with surrounding structures. Predominant wall materials shall have the appearance of wood, stucco or stone painted or coated in a non-metallic finish.
Predominant wall materials shall have the appearance of wood, stucco or stone. If painted or coated, only a non-metallic finish shall be used.
Ground floor commercial building facades facing streets, squares, or other significant pedestrian spaces shall contain transparent windows encompassing a minimum of 40% of the facade surface.
Wherever possible, existing historic structures on the site shall be preserved and renovated for use as part of the development.
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 a historic property shall be preserved. Awnings and canopies shall be compatible with the architectural style of the building.
Screening of Mechanical Equipment
Mechanical equipment located on roofs shall be screened, organized and designed as a component of the roofscape, and not appear to be a leftover or add-on element.
Landscaping and Public Realm Enhancements
A minimum of 10% of the site shall remain open space that is designed and intended for public use, such as landscaped sitting areas. This category of open space shall be usable, unobstructed space that is not used for vehicle parking, vehicle circulation, loading spaces or pedestrian pathways or landscaping within vehicle parking lots. This category of open space shall not include streams, wetlands, ponds, rivers, certified vernal pools or other resource areas, or their associated buffer zones as identified under MGL Ch. 131 or the regulations thereunder.
Developments shall enhance the pedestrian environment by use of amenities such as wide sidewalks/pathways, outdoor seating, patios or courtyards, and/or appropriate landscaping. All structures, parking, pathways and other pedestrian amenities shall be designed to maximize ease of pedestrian access.
All developments shall be landscaped with appropriate low-water native vegetation. Landscaping and screening plant materials within the Littleton Village Overlay District West - Beaver Brook Area shall not encroach on the public walkways or roadways in a way that impedes pedestrian or vehicular traffic or blocks views of signs within the roadway alignment. Vehicle, pedestrian, and bicycle features shall be designed to provide a network of pathways and promote walking within the Littleton Village Overlay District West - Beaver Brook Area.
Driveways shall not occupy more than 25% of the frontage of any parcel, except for lots with a frontage of less than 40 feet. Curb cuts shall be minimized and subject to design review by the Board. The Board may require allowance for pedestrian and vehicular access to existing or future developments on abutting properties in order to facilitate pedestrian access and to minimize curb cuts.
Service Areas, Utilities and Equipment
Service and loading areas and mechanical equipment and utilities shall be unobtrusive or sufficiently screened so that they are not visible from streets or primary public open spaces and shall incorporate effective techniques for noise buffering from adjacent uses.
Vehicle and Bicycle Parking
Parking areas shall be designed to maintain a pedestrian-friendly environment. Large parking areas shall be located behind or beside buildings wherever possible. Generally, large parking areas parking shall not be located directly between the building and the street alignment.
Bicycle parking shall be provided for all new developments, and shall be at least 50% sheltered from the elements.
At least two bicycle parking or storage spaces shall be created for each commercial use within the site.
Bicycle parking or storage spaces shall be located as close as possible to the building entrance(s).
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.
Sustainable Building Design
It is desirable that new buildings comply with the current Leadership in Energy and Environmental Design (LEED) criteria, as promulgated by the U.S. Green Building Council to the maximum extent feasible.
§ 173-178 Mix of uses.
The proposed mix of uses in the project shall be balanced and compatible and shall contribute to a vibrant village atmosphere, including ground floor street-front uses comprised of retail, restaurant and office uses. Within the Littleton Village Overlay District West - Beaver Brook Area, hotels, with accessory banquet, eating, and drinking uses, theaters, performance spaces, etc. are encouraged.
§ 173-179 Site plan review.
Site Plan Review, as applicable pursuant to Section 173-16 thru 19, is required for any project that has received a Master Planned Overlay Development Special Permit. A sufficiently detailed site plan, meeting all of the requirements in Section 173-16 thru 19, may, at the applicant's option, be submitted for review and approval at the same time as the Master Planned Development application.
§ 173-180 Relationship to Aquifer and Water Resource Districts.
A.
Purpose. This purpose of this section is to balance environmental constraints in Littleton's Aquifer and Water Resource Districts with appropriate redevelopment of industrial sites. The entire Littleton Village Overlay District West - Beaver Brook Area is within either the Aquifer District or the Water Resource District. Total potential site coverage within the Aquifer District is limited to 30% by Special Permit, and within the Water Resource District, to 50% by Special Permit. The provisions of this section allow for redevelopment of sites that currently exceed the 30% site coverage in the Aquifer District and the 50% site coverage in the Water Resource District.
B.
Site Coverage. Unless otherwise specified in the Littleton Village Overlay District West - Beaver Brook Area bylaw, the maximum impervious site cover shall be limited to 30% of the total lot area in the Aquifer District and 50% in the Water Resource District, pursuant to Section 173-61 thru 64 as amended of the Littleton zoning bylaw. For the purposes of the Littleton Village Overlay District West - Beaver Brook Area, site cover shall include all impervious surfaces such as parking and building coverage.
The Planning Board, by Special Permit, may allow for redevelopment that is equivalent to the same percent lot coverage as the existing impervious lot coverage, even if it exceeds the 30% and 50% thresholds, provided that both of the following criteria are met.
(1)
The development incorporates current MA Department of Environment Protection (DEP) best management practices for storm water management, and the Storm Water Quality Control and Storm Water Quality Practices outlined in the Town of Littleton Low Impact Design/Best Management Practices Manual.
(2)
There is no net increase in impervious site coverage.
All other provisions of the Aquifer and Water Resource Districts shall apply to all developments within this zone. |