A corporation or trust owned jointly or in common, or to be owned jointly and in common by the owners of lots or dwelling units in the open space residential development. Maintenance of such open space and facilities shall be permanently guaranteed by such corporation or trust that shall provide for mandatory assessments for maintenance expenses to each lot. Each such trust or corporation shall be deemed to have assented to allow the Town to perform maintenance of such open space and facilities, if the trust or corporation fails to provide adequate maintenance; and shall grant the Town an easement for this purpose. In such event, the Town shall first provide fourteen (14) days of written notice to the trust or corporation as to the inadequate maintenance, and if the trust or corporation fails to complete such maintenance, the Town may perform it. The cost incurred by the Town for this maintenance due to the failure of the corporation to provide said mandatory maintenance shall be paid for by the trust or corporation. Each individual deed, and the deed or trust or articles of incorporation, shall include provisions designed to effect these provisions. Documents creating such trust or corporation shall be submitted to the Community Planning Commission for approval, who will have Town Counsel review these documents at the expense of the applicant for the proposed open space residential development. After these documents have been approved by Town Counsel and the Community Planning Commission, the applicant is responsible for recording them in the Middlesex Registry of Deeds and providing proof of recording to the North Reading Community Planning Department;

The Town or the North Reading Conservation Commission and accepted for park or open space use; or

A non-profit organization, the principal purpose of which is the conservation of open space and any of the purposes for such open space set forth above.

Site context map. This map illustrates the parcel in connection to its surrounding neighborhood. Based upon existing data sources and field inspections, it should show various kinds of major natural resources or features that cross parcel lines or that are located on adjoining lands. This map enables the Community Planning Commission to understand the site in relation to what is occurring on adjacent properties.

Existing conditions/site analysis map. This map familiarizes officials with existing conditions on the property. Based upon existing data sources and field inspections, this base map locates and describes noteworthy resources that should be left protected through sensitive subdivision layouts. These resources include wetlands, riverfront areas, floodplains and steep slopes, but may also include mature un-degraded woodlands, hedgerows, farmland, unique or special wildlife habitats, historic or cultural features (such as old structures or stone walls), unusual geologic formations and scenic views into and out from the property. By overlaying this plan onto a development plan, the parties involved can clearly see where conservation priorities and desired development overlap/conflict.

Other information. In addition, applicants are invited to submit the information set forth in § 200-51A.

The location of the proposed development, the name of the proposed development, boundaries, North point, date, legend, title and scale.

The name of the record owner and the applicant, and the name of the registered landscape architect that prepared the plan.

The size of the site in acres.

An existing conditions inventory and description of conservation areas identified during the open space residential development design process.

The total number and approximate locations of the proposed buildings, dwelling units and/or lots, and the approximate size of each in square feet.

The acreage and proposed use(s) of permanent open space.

A narrative explanation of the proposed quality, quantity, use and ownership of the open space. Open space parcels shall be clearly delineated on the plan.

A narrative explanation detailing the percentage of floodplain and wetlands (if any) on the entire tract of land as well as the percentage of floodplain and wetlands (if any) included in the common open space, as well as being denoted on the concept plan.

The areas or approximate delineation of lots that will be used as building areas, and the areas or approximate delineation of lots that are to remain as permanent open space.

A narrative explanation prepared by a certified professional engineer describing proposed systems for stormwater drainage and its likely impacts on-site and to any abutting parcels of land. For example, this narrative will specify whether soft or hard engineering methods will be used and the number of any detention/retention basins or infiltrating catch basins; it is not intended to include specific pipe sizes. Any information needed to justify this proposal should be included in the narrative. A soils statement (soil conservation survey is acceptable) shall be submitted to accompany the narrative explanation. The approximate location of any stormwater management detention/retention basins shall be shown on the plan and accompanied by a conceptual landscaping plan.

Official soil percolation tests for the purpose of siting wastewater treatment options are not required for this concept plan. However, a narrative explanation shall be prepared by a certified professional engineer detailing the proposed wastewater systems that will be utilized by the development and its likely impacts on-site and to any abutting parcels of land. For example, the narrative will specify whether individual on-site or off-site systems, shared systems, alternative to Title V systems, or any combination of these or other methods will be utilized.

All existing and proposed features and amenities including trails, recreation areas, pedestrian and bicycle paths, community buildings, off-street parking areas (list any other parking areas as well) shall be shown on the plan and described in a brief narrative explanation where appropriate.

The existing and proposed lines of streets, ways, easements and any parcel of land intended to be dedicated for public use or to be reserved by deed covenant for use of all property owners in the subdivision, or parcels of land or lots to be used for any purpose other than private residential shall be so designated within the subdivision in a general manner.

A narrative explanation prepared by a certified professional engineer, detailing the proposed drinking water supply system deemed adequate for fire protection and domestic use by the Water Superintendent and by the Fire Chief.

Sufficient detail of proposed built and natural features to enable the Community Planning Commission to make the required determinations under § 200-51A(8) below.

A list of all legal documents necessary for implementation of the proposed development, including any conservation restrictions, land transfers, and master deeds, with an accompanying narrative explaining their general purpose.

A narrative indicating all requested waivers, reductions and/or modifications as permitted within the requirements of this bylaw; as well as a narrative indicating all waivers or variances required from other local and state regulations and bylaws required for the proposed open space residential development.

Community Planning Commission's subdivision rules and regulations for a preliminary plan;

Full compliance with the Zoning Bylaw in effect at the time of yield plan submittal; and

Require no zoning variances.

The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal. Any grade changes shall be in keeping with the general appearance of the neighboring developed areas. The orientation of individual building sites shall be such as to maintain maximum natural topography and cover. Topography, tree cover, and natural drainageways shall be treated as fixed determinants of road and lot configuration rather than as malleable elements that can be changed to follow a preferred development scheme.

Streets shall be designed and located in such a manner as to maintain and preserve natural topography, significant landmarks, and trees; to minimize cut and fill; and to preserve and enhance views and vistas on or off the subject parcel.

Building designs shall relate harmoniously to the terrain and use scale, building materials, colors and architecture that are compatible with other buildings of similar scale in the vicinity; and shall relate harmoniously to the architecture of existing buildings of similar scale in the vicinity that have functional or visual relationship to the proposed buildings.

Variable lot sizes are encouraged as is a mix of housing types and house sizes to reduce monotony and repetition.

When townhouse or multi-family dwellings are proposed, the development shall a) provide for varied roofline articulation that stresses New England village-style architecture; and b) avoid unbroken building facades longer than sixty (60) feet, and regular spacings and building placements.

Garages shall be recessed at least five (5) feet from the front building wall of the house. Side entry and detached garages are strongly encouraged.

Developers are encouraged to provide outdoor living spaces, such as porches, on the front of residential structures, facing the street.

All open space (landscaped and usable) shall be designed to add to the visual amenities of the area by maximizing its visibility for persons passing the site or overlooking it from nearby properties.

OSRD developments proposed on a parcel of land where there are existing buildings, dwellings or structures that are listed on the National or State (Commonwealth of MA) Register of Historic Places; or on the North Reading Historic Building Survey and are more than 50 years old as of the date of application for an OSRD special permit shall be required to meet a higher standard of compatibility with existing, historically recognized architectural styles. An OSRD development proposed on a parcel of land with existing historic buildings, dwellings or structures as defined above must preserve or generate the same number of buildings, dwellings or structures within the proposed OSRD development that were located on the parcel of land prior to the OSRD development application. For purposes of zoning compliance, buildings, structures or dwellings that will adhere to the U.S. Secretary of the Interior's Standards for the Treatment of Historic Properties will generally be presumed to maintain or promote such status.

The Community Planning Commission may issue building form guidelines to clarify the design standards listed in this subsection.

Residential structures shall be oriented toward the street serving the premises and not the required parking area. When the open space residential development will include a mix of housing types, the developer shall seek to place single-family houses towards the perimeter of the site, especially where it abuts residentially zoned and occupied properties.

Mix of housing type. An open space residential development may utilize a combination of the permitted uses listed in § 200-50A, as follows. The open space residential development shall consist of a minimum of 50% single-family dwellings and up to a maximum percentage of the following housing types: 100% single-family dwellings, 50% two-family townhouse dwellings and 25% multi-family townhouse dwellings (not to exceed four dwelling units per building). The Community Planning Commission may waive this requirement and allow an increased percentage of two-family or multi-family housing types where it is determined that allowing such an increase will promote the goals of this bylaw.

Multifamily structures shall be sited and screened to minimize any potential negative visual impact on abutting single-family structures, both on and off site.

Parking. Each dwelling unit shall be served by two (2) off-street parking spaces. Parking spaces in front of garages may count in this computation. Resident parking for multifamily structures shall be placed to the side or rear of the building, and the primary pedestrian/visitor entrance shall face the street. All parking areas with greater than 6 spaces shall be screened from view.

Buffer areas. A buffer area of 50 feet shall be provided at the perimeter of the open space residential development boundary running the full length of the perimeter of the tract. The Community Planning Commission may also require a 50 foot buffer area in the following locations: a) certain resource areas on or adjacent to the parcel, such as ponds, wetlands, streams and riverfront areas, rock outcrops, ledge, agricultural or recreational fields, and land held for conservation purposes; and b) existing public ways. No vegetation in a designated buffer area may be disturbed, destroyed or removed, except for normal maintenance of structures and landscapes approved as part of the project. The buffer zone shall remain in its natural state except that trees or shrubs may be added to enhance the appearance of the buffer zone. Driveways necessary for access and egress to and from the tract may cross such buffer areas. The Community Planning Commission may waive this buffer requirement in these locations when it determines that a smaller buffer (or no buffer) will suffice to accomplish the objectives set forth herein. However, under no circumstances shall the Community Planning Commission be able to waive the 50-foot buffer requirement in its entirety for locations at the perimeter of the open space residential development tract where it abuts residentially zoned and occupied properties. In these locations, the buffer requirement may only be reduced to a 30-foot buffer, and it may not be eliminated.

Drainage. The Community Planning Commission shall encourage the use of "soft" (non-structural) natural stormwater management techniques (such as rain gardens and open grass and bio-retention swales) and other drainage techniques that do not create impervious surface and that enable infiltration where appropriate. Stormwater should be treated at the source to limit non-point source pollution. Water conservation measures, including but not limited to the use of rainwater retention systems, such as rain barrels and cisterns for water irrigation purposes, are also strongly encouraged.

Screening and landscaping. All structural surface stormwater management facilities shall be accompanied by a conceptual landscape plan. The landscape plan shall not include invasive plant species and shall include species that are drought tolerant and provide habitat value. Native plant species are strongly encouraged. In-ground sprinkler systems are strongly discouraged.

On-site pedestrian and bicycle circulation. Walkways and bicycle paths shall be provided to link residences with parking areas, and recreation facilities (including parkland and open space); walkways and bicycle paths shall also be provided to create pedestrian and bicycle links to off site land uses, including nearby key destinations (schools, neighborhood activity centers, recreational facilities) and existing or proposed segments of the Town's trail network.

Signage and parking for trails and passive recreational open space. Signage denoting the entrance to open space used for passive recreation, resource preservation, agriculture or equestrian uses, historic preservation, outdoor education, park purposes, horticulture, forestry shall be provided. In addition, parking spaces for access to the open space shall be constructed and provided, and the parking space areas shall indicate the purpose of these parking spaces is for access to the open space.

Disturbed areas. Not more than fifty percent (50%) of the total tract shall be disturbed areas. A disturbed area is any land not left in its natural vegetated state. The Community Planning Commission may allow a greater area of temporary disturbance to the extent it determines that doing so will substantially further the purposes and intent of this bylaw and otherwise be in the best interests of the community.

Roadways. Developers shall balance the need to minimize the amount of paved surface on the site with the need to route roadways carefully in order to minimize environmental impact. Developers shall establish a right-of-way no greater than 50 feet. The Community Planning Commission will consider permitting reduction of roadway width or other roadway design requirements (outlined in the Rules and Regulations Governing the Subdivision of Land) in order to reduce environmental impacts of the development, so long as the applicant demonstrates that such reduction will not decrease pedestrian and vehicular safety and or impeded access for emergency vehicles.

The degree to which the conceptual design and layout of the proposed open space residential development preserves open space for conservation and recreation, protects natural features of the land, and achieves efficient provision of streets, utilities and other public services;

The degree to which the open space residential development promotes permanent preservation of open space, agricultural land, forestry land, existing and proposed trails, natural resources including water bodies and wetlands, and historical and archeological resources;

The degree to which the open space residential development achieves sustainable design through a more efficient form of development that consumes less open land and conforms to existing topography and natural features better than a conventional subdivision;

The degree to which the open space residential development reduces the total amount of disturbance on the site;

The degree to which the open space residential development furthers the goals and policies of the Town of North Reading Master Plan and Town of North Reading Open Space and Recreation Plan, as amended from time to time;

Whether the proposed construction of housing, landscape and streetscape is in harmony with the overall architectural heritage and historic character of the Town of North Reading;

The degree to which the open space residential development facilitates the construction and maintenance of streets, utilities and public service in a more economical and efficient manner than in a conventional subdivision;

Whether the concept plan and its supporting narrative documentation complies with all sections of this Zoning Bylaw; and

The degree to which the open space residential development furthers the purposes of this bylaw.

Adequate access to each structure for public safety equipment and personnel;

Adequate utility service and drainage, consistent where applicable with the North Reading Subdivision Regulations in effect at the time of the submission of the site plan;

Adequate measures to reduce the volume of cut or fill, soil erosion, and visual intrusion of parking areas viewed from public ways or abutting properties;

Protection of pedestrian and vehicular safety within the site and egressing from it; and

Compliance with all the other requirements of the Zoning Bylaw.

An increase in the number of buildings or dwelling units;

A significant decrease in acres of open space;

A significant change in the development layout which adversely affects natural landscape features and open space preservation;

Significant changes to the stormwater management facilities approved as part of the special permit decision; and/or

Significant changes in wastewater management systems.