Northbridge City Zoning Code
ARTICLE XVI
Route 146 Overlay District Bylaw
§ 173-98 Purpose.
Route 146 is the Gateway to the Blackstone Valley, and preservation of its scenic qualities is critical to the image residents and visitors have of this region. With the opening of the Massachusetts Turnpike Interchange with Route 146 in 1998, increased opportunities for economic development will provide fiscal benefits to Blackstone Valley communities and create jobs for residents. The five Corridor communities of Millbury, Sutton, Northbridge, Douglas, and Uxbridge recognize that joint planning and cooperation can insure that all communities will benefit economically without causing haphazard and inefficient strip commercial development or degradation of the environment. The Route 146 Corridor Overlay District is intended to facilitate the long-term economic growth of the Corridor by coordinating development among the five communities and by promoting high quality development that preserves the scenic, natural, and cultural resources of the Blackstone Valley.
§ 173-99 Application of District regulations.
A.
Overlay District. This by-law is adopted as an overlay district and sets forth the design standards that apply to development in the Route 146 Corridor Overlay District. These standards shall apply to any development proposing a new building containing 5,000 or more square feet of floor area or requiring the creation of 10 or more parking spaces, or any re-development that will require alteration of an existing parking lot containing 10 or more spaces. The use regulations of the underlying district remain in place and other provisions of the Zoning bylaw will apply unless specifically superseded by the provisions of this overlay district. The location of the overlay district is shown on a map entitled Northbridge, Massachusetts Zoning Overlay Districts prepared by CMRPC (Central Mass Regional Planning Commission) dated October 2012, which is on file in the office of the Town Clerk.
[Amended 10-23-2012 ATM, Art. 15]
§ 173-100 Application approval.
A.
Plan review. The Planning Board (Board) shall be the special permit granting authority for developments proposed under these regulations. Applicants shall comply with the procedures for site plan approval and special permits as listed elsewhere in this bylaw.
B.
Waivers The Board may modify or waive any requirement of the overlay district upon finding that due to topography, location or other unusual conditions affecting the property, the requirements of this section would unreasonably restrict the use of the property or would be detrimental to the orderly development of the area. In granting such modification or waiver, the Board may impose conditions it deems necessary to protect the public interest and to insure that the development will be consistent with the purpose of this section.
C.
Joint use agreements. For commercial, office, and industrial centers developed as a single entity, but which include lots under separate ownership, the standards for parking, internal roads, lot coverage and open space may be satisfied by all of the property included within the center. In such event, permanent easements shall be recorded on the approved site plan and subdivision plan, and covenants recorded in the Registry of Deeds providing for the joint use and maintenance of parking, roadways, and open space by all occupants of the center.
D.
Review by other agencies.
(1)
Inter-municipal review. Copies of the application shall be sent to the Planning Boards of the other four communities in the Corridor, who shall have 21 days to submit comments to the Board. The purpose of this review is to insure that regional implications are considered by the Board, and that significant impacts of the project on corridor communities can be mitigated.
(2)
Development coordination. Applicants shall submit documentation that they have contacted owners of abutting land within the overlay district regarding their proposed plans. The intent of this notice is to give those landowners the opportunity to coordinate existing uses or future development plans with the project before the Board. Where feasible, the parties shall work cooperatively to solve common issues such as improving traffic access, sharing parking, creating frontage roads, allowing connections between properties, buffering incompatible uses, or preserving valuable open space and wetland resources.
§ 173-101 Design standards.
A.
Environmental controls.
(1)
Water quality and quantity. Drainage systems shall be designed using best management practices (BMPs) as found in the most recent version of DEP's "Non-Point Source Management Manual." The applicant shall submit a stormwater management plan implementing the highest practicable level of stormwater treatment. The development shall conform to the Stormwater Management Standards of the Department of Environmental Protection (DEP).
(2)
Erosion and sedimentation. Uncontrolled erosion during construction can cause sedimentation of adjacent streams, ponds, and wetlands. The applicant shall submit an erosion control plan, which is designed to prevent sedimentation by employing the following best management practices:
(a)
Exposed or disturbed areas due to stripping of vegetation, soil removal, and re-grading shall be permanently stabilized as soon as practicable after construction ends.
(b)
During construction, temporary vegetation and/or mulching shall be used to protect exposed areas from erosion. Until a disturbed area is permanently stabilized, sedimentation in runoff shall be trapped by using staked hay bales, sediment traps, or other acceptable methods as determined by the Planning Board.
(c)
Permanent erosion control and vegetation measures shall be in accordance with erosion and vegetation practices recommended by the Natural Resources Conservation Service.
(3)
Slope protection. No structure, roadway, or earth disturbing activity shall be located or occur on slopes of 15% or greater.
(4)
Preservation of sensitive natural features. Development shall be located as to preserve the natural features of the site, to avoid areas of environmental sensitivity, and to minimize negative impacts and alteration of natural features. The following features shall be identified on the site development plans by the developer and be preserved as undeveloped open space:
(a)
Unique and/or fragile areas including wetlands, vernal pools, and 100-year flood plains.
(b)
Habitats of rare species listed by the Mass. Natural Heritage and Endangered Species Program.
(c)
Streams and water bodies, including a buffer strip 100 feet in width along the centerlines of perennial streams, unless an order of conditions is obtained from the Conservation Commission.
B.
Open space preservation.
(1)
A minimum of 35% of the tract shall be left as open space. Open space shall not include land under right-of-ways for utilities and required yard setback areas. Open space may be dedicated to public use subject to approval and acceptance by Town Meeting. Open space in private ownership shall be protected by legal arrangements sufficient to insure its maintenance and preservation for purposes for which it is intended. Up to 25% of the required open space may be developed with manmade features such as storm water detention devices, non-commercial recreational structures and uses, septic systems, and similar features.
(2)
When a proposed development abuts a Residential district in any community, whether presently developed or not, landscaped buffers shall be employed to shield the residential property from view of the proposed development, and to minimize negative impacts such as glare, noise, and odors. Such a buffer shall contain a screen of plantings not less than three feet in width and six feet in height at the time of planting. Individual shrubs or trees shall be planted not more than three feet on center, and shall thereafter be maintained by the owner or occupant so as to maintain a dense screen year-round. At least 50% of the plants shall consist of evergreens. A solid wall or fence, not to exceed six feet in height, complemented by suitable plantings may be substituted for such landscaped buffers.
(3)
Developments shall seek to leave large tracts as open space to serve as buffers from incompatible land uses. Where existing protected open space abuts the proposed development, the development shall insure proper access to such land, and where possible, to set aside additional land that will complement the protected open space. The Board may waive open space requirements of this bylaw if the proposed open space is of exceptional value, will increase active recreational opportunities for local residents, or will add important links to the Town's trail and bicycle network.
(4)
Where developments of different character are proposed within the same project, (e.g. retail and industrial), such areas shall be separated by open space at least 200' in width to create defined edges between developments.
C.
Site design standards.
(1)
Landscaping.
(a)
A registered landscape architect shall submit a landscape plan drawn to scale, including dimensions and distances. The plan shall clearly delineate all existing and proposed parking spaces or other vehicle areas, access aisles, driveways, and the location, size and description of all landscaping materials and tree cover.
(b)
Access ways into the site and thoroughfares within the development shall be provided with deciduous trees at intervals of approximately 50 on both sides of the road to provide an overhanging canopy at maturity. Such trees shall be a minimum of two-inch caliper at breast height when planted and shall normally attain a height of at least 50' at maturity.
(c)
The development shall contain a series of pedestrian paths linking the major buildings and open space parcels on the property. Between buildings such paths shall be hardsurfaced and at least six feet in width. Landscaping shall be provided on either side and contain varieties of plantings, including shade trees, ornamental trees, shrubs, and flower beds. Paths connecting to open spaces may be simple hiking trails without ornamentation.
(d)
There shall be provided one central gathering place of unique visual interest. This may include elements such as a fountain, pond, sculpture, gazebo or similar open space or structure. The area shall be provided with benches, stone walls, and similar amenities, and shall be accessible to individuals in wheelchairs.
(e)
Outside storage areas for materials, equipment or trash shall be provided with an opaque screen to shield such areas from view from adjacent streets and residential districts. Such screens may be walls, fences, landscaped berms, evergreen plantings, or any combination thereof. Fences shall consist of wood, stone, or brick materials; chain link, plastic, or concrete materials are prohibited. Walls or fences exceeding four and one-half feet shall have plantings on any side facing a residential district.
(f)
Elements such as HVAC units, telephone boxes, or electrical transformers shall be integrated into the site design through use of landscaping, berms, or fences and shall be as unobtrusive as possible. HVAC units may be located behind roof ridgelines so they are not visible from the front view of the building.
(2)
Circulation and access.
(a)
Each development under common ownership within an overlay district shall be limited to one entrance and one exit per street. At the main entrance, one combined entrance/exit location is encouraged to facilitate traffic movement; such an entrance shall be separated by a traffic island with separate in and out movements. If needed, the applicant shall construct separate right and/or left turning lanes to facilitate entry and exit from the site. Access shall not be provided through residential areas unless authorized by the Board.
(b)
The main entrance to the development shall contain one ground sign announcing the name of the development. Such sign shall consist of natural materials and shall be reminiscent of the heritage of the Blackstone Valley. For example, the use of iron, wood or brick surrounding the sign face is encouraged to reflect the Valley's industrial heritage. Around the sign shall be placed grass, flowers, and shrubs to provide color and visual interest. There may also be used fencing materials such as split rail, granite, stone, or other materials as may be seen in the Valley's agricultural areas. Applicants should incorporate design elements of specific themes from the Valley's past (e.g. mill village, agricultural, industrial) and not mix inappropriate elements from different theme types.
(c)
To minimize turning movements onto adjacent public ways, developers are encouraged to provide internal circulation systems that connect to adjacent developments. When several adjacent lots front onto one street, the Board may require such lots to share a single driveway, or that the lots be accessed by an internal service road. Where such sharing cannot be achieved in the short run, the means and location for future long-term interparcel connections shall be required through right-of-way reservation and/or dedication. Thought should be given to continuing such internal ways between two public ways to facilitate town-wide traffic flow. The Board may waive height, open space, or other requirements of this by-law to achieve such purposes.
(d)
Each development shall contain facilities that will enhance transit services as a means of reducing automobile travel. Shelters shall be installed at central locations in the development to provide convenient access for buses. Secure bicycle racks shall be installed to promote bicycle commuting.
(e)
Uses that propose drive-through facilities such as automatic teller machines (but not fast food restaurants) shall be designed to be an integral component of the building complex. Such uses shall be safely and conveniently accessible from surrounding uses via a clearly defined pedestrian circulation system, which minimizes points of conflict between vehicular and pedestrian traffic.
(g)
Private streets may be approved provided such streets are not through streets, and a plan is submitted and approved by the Board for access for fire, ambulance, and police vehicles and for snow clearance. Deeds for abutting property must state that the street will not be maintained by the Town.
(3)
Parking.
(a)
All off-street parking and loading spaces shall be provided with safe and convenient access. Access locations shall be designed to encourage unimpeded traffic flow with controlled turning movements and minimum hazards to vehicular and pedestrian traffic.
(b)
The number of parking and loading spaces required shall be determined by using the standards for each use as provided elsewhere in this Zoning bylaw. The Board may allow a reduction of the required number of spaces by up to 25% if it can be demonstrated that two or more uses within a single development can share parking areas due to different hours of normal activity. A change in use of one of the businesses shall require the construction of the full amount of parking otherwise required unless the Board grants a special permit to allow the parking reductions to remain in effect.
(c)
When two or more adjacent property owners agree to share parking and a combined entrance, the required number of parking spaces may be reduced by as much as 15% for each business. In addition, the side yards (including associated landscaping) between the two parcels are not required. The property owner(s) shall file a written agreement with the application, which shall be recorded at the Worcester District Registry of Deeds. The agreement may be revoked by the parties only if parking is provided in accordance with this Zoning bylaw, and a revised plan is approved by the Planning Board.
(d)
Parking lots shall generally be sited to the side or rear of buildings in order to minimize the obtrusiveness of large parking areas on the visual quality of the Corridor. Up to 25% of the total parking spaces may be sited in the front of the building to accommodate short-term parking needs of the proposed uses.
(e)
Any parking lot of more than 20 spaces shall be provided with interior landscaping covering not less than five percent of the total area of the lot. Landscaping shall also be provided around the perimeter of the lot for a width of 10' and planted with trees and shrubs. In total, there shall be provided one shade tree for every 10 spaces and complemented by shrubs and other planting material. Such trees shall be at least two inches in trunk diameter at the time of planting, and shall be located in planting beds at least six feet in width or diameter. In case it can be shown to the Planning Board that the planting of trees is impractical, the Planning Board may authorize plantings and shrubbery instead of trees.
(f)
Sidewalks and pedestrian paths shall connect the lots to the principal uses they will serve. Such walkways shall be constructed with brick, decorative pavers, or other materials, and may be bordered with fencing or shrubbery to clearly separate pedestrians from automobile traffic. Facilities and access routes for deliveries, service and maintenance shall be separated, where practical, from public access routes and parking areas. Car stops shall be provided to prevent parked cars from damaging trees and shrubs or disrupting pedestrian walkways.
(g)
For non-retail uses, to facilitate alternatives to single occupancy automobiles, parking lots shall have designated areas for car and van pool vehicles at a more convenient location near building entrances than for other employee parking areas. Such areas shall be shown on the site plan and when built shall be clearly signed for identification purposes.
(h)
Parking garages are permitted as an alternative to extensive surface lots. Exterior treatment of the garages shall consist of the same materials as the principal buildings in the development. Above ground garages shall be sited behind the principal structures and shall be limited in height by the requirement of the underlying district.
(4)
View protection.
(a)
The Route 146 Corridor offers many scenic vistas of the Blackstone Valley. Each development shall recognize the visual quality of its site in relation to the scenic qualities of the immediate area and the Corridor as a whole. The applicant shall submit photographs of the area to the Board and describe the most prominent features of existing visual quality. Through means of sketches or computer simulations, the applicant shall document the impacts of the proposed development on visual quality. This analysis shall present how the project will be viewed from Route 146 in both directions and how views from the site to the surrounding area can be integrated into the development to enhance the project design. Within the development, the applicant shall preserve open vistas of important features such as lakes, farms, forests, historic sites, etc.
(b)
Where possible, structures should not be located on ridge tops. The visual impact of structures near ridge tops should be mitigated through reducing structure height below the crown of a mature tree stand where possible or through innovative architectural design.
(5)
Lighting and utilities.
(a)
All electric, telephone, television and other communication lines, both main and service connections, servicing new developments shall be provided by underground wiring within easements. These lines shall be installed in accordance with the prevailing standards and practices of the utility company providing such services. Electric transmission lines responsible for transporting power through the area and provision of three-phase power are exempt from the underground requirement.
(b)
All exterior lights and illuminated signs shall be designed and installed in such a manner as to prevent objectionable light at (and glare across) the property lines. Externally lit signs, display, building and aesthetic lighting must be lit from the top and shine downward. The lighting must be shielded to prevent direct glare and/or light trespass.
(c)
Each outdoor luminaire shall be a full cutoff luminaire, and the use of decorative luminaires with full cutoff optics is desired. A full cutoff luminaire is an outdoor light fixture shielded in such a manner that all light emitted by the fixture, either directly from the lamp or indirectly from the fixture is projected below the horizontal plane. Light standard design shall be consistent with the architectural objectives of the development.
(d)
The development shall eliminate glare onto adjacent properties through the use of lighting shields, earthen berms, or retention of existing natural vegetation. All outdoor lighting fixtures, including display lighting, shall be turned off after close-of-business, unless needed for safety or security, in which case the lighting shall be reduced to the minimum level necessary.
(6)
Signage.
(a)
Unless specifically stated below, the sign requirements contained elsewhere in this Zoning bylaw shall determine the number, size, and location of signs for buildings and uses within the development.
(b)
The use of materials such as brick in entry signs, or the use of signboards that use architectural motifs from the Valley's mill or colonial heritage are to be used where possible.
(7)
Building layout. It is the intent of this overlay district to promote compact patterns of development where buildings are clustered in close proximity in order to reflect historical settlement patterns of the Blackstone Valley. Building layouts shall promote pedestrian use by reducing walking distances between buildings and providing walking paths to major entrances. Parking lots shall be sited in convenient locations such that visitors can conveniently access more than one facility in the development. Within the development, there is no minimum separation distance between buildings.
(8)
Redevelopment of existing property.
(a)
Where it is proposed to re-develop property, existing curb cuts shall be re-designed to improve traffic flow. Where possible, multiple curb cuts shall be combined to minimize traffic entry points onto adjacent streets. There shall be no more than two curb cuts onto each street to which the development has access.
(b)
If existing buildings are to remain, their facades shall be renovated to reflect the architectural treatments noted above.
(c)
Parking lots shall be re-designed according to the standards noted above. The Board may waive landscaping requirements or other standards upon demonstration that such relief is necessary due to site constraints and other amenities will be substituted that are consistent with the purpose of this by-law.
(9)
Infrastructure availability.
(a)
Each development shall tie-in to a public water system if an available connection is located within 1000' of the property, unless evidence is submitted by the water supplier that its available capacity is insufficient to service the development.
(b)
Each development shall tie-in to a public sewer system if an available connection is located within 1000' of the property line unless evidence is submitted by the sewer provider that the sewer mains or treatment plant has insufficient capacity to service the development. If an on-site package treatment plant is proposed, the plant shall be built prior to the issuance of any occupancy permits.
(c)
Intensity of development shall vary with the proposed sewage treatment method. The floor area ratio (FAR) shall vary depending up the proposed sewage treatment method, as follows:
Sewage Treatment Method | FAR | |
Connection to Public Treatment Works | 0.75 | |
Package Treatment Plant | 0.25 | |
On-Site Septic System | 0.10 |
(10)
Architectural standards.
(a)
Buildings shall be designed in keeping with the historical patterns of the Blackstone Valley. Architects should research building types that typify the region's heritage and incorporate details in their structures that are based upon examples from the region. Use of materials such as clapboard, stone, and brick that reflect housing and mill styles should be used.
(b)
Buildings should contain variation in detail to provide visual interest and to avoid monotony. Use of pitched roofs, breaks in roof and wall lines, towers, cupolas and building ornamentation are examples of measures to incorporate Valley elements into contemporary life.
(c)
Architecture based upon generic franchise design is prohibited. Rather, where franchise buildings of national chains are proposed, architects should rely upon models of Blackstone Valley building types to incorporate elements of historic design into the development.
(11)
Dimensional regulations.
(a)
Building height shall be limited to forty-five feet (45') if: 1) the development is connected to a public water supply; 2) the Fire Chief determines that water pressure is sufficient for fire fighting purposes; and 3) the Town has fire apparatus capable of extinguishing fires at the highest part of the buildings. If such facilities are not present, the height limit of the underlying district shall govern.
(b)
In lieu of minimum lot size and frontage requirements, the FAR and open space requirements specified above shall govern the overall project development intensity.
(c)
There are no required minimum side and rear yards between buildings within the development. Where the tract abuts land zoned for commercial or industrial use, side and rear yards of 15 feet shall be provided. Where the tract abuts property lines of residential districts, side and rear yards shall be provided of fifty feet (50') which may contain no buildings or parking lots. Such yards shall provide means to create visual barriers at pedestrian level and create a strong impression of visual separation.